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City of Diamond Bar
Planning Commission
Agenda
Brian Worthington, Vice Chair
Surendra Mehta, Commissioner
Lee Mao, Commissioner
Ruben Torres, Commissioner
William Rawlings, Commissioner
Meeting Date: Tuesday, February 10, 2026
Regular Meeting 6:30 p.m.
Diamond Bar City Hall - Windmill Community Room
21810 Copley Drive, Diamond Bar CA 91765
Teleconference Location: Pursuant to Government Code Section 54953(b), the public is
invited to attend and the meeting Agenda will be posted at the following teleconference
location(s):
Commissioner Rawlings will participate in the meeting via teleconference from: The lobby of
the Morrison -Clark Historic Inn, 1011 L. Street NW, Washington, DC 200011011 L Street NW,
Washington, DC 20001
WELCOME TO A MEETING OF THE DIAMOND BAR PLANNING COMMISSION
Meetings are open to the public, and you are invited to attend and participate.
Agendas for regular Planning Commission meetings are available 72 hours prior to the meeting and
are posted in the City's regular posting locations and on the City's website. The Planning Commission
may take action on any item listed on the agenda.
HOW TO ACCESS THE MEETING REMOTELY
Listen -Only: Call +1 (914) 614-3221, Access Code: 239-452-005
Participate: Join Go To Webinar
https://attendee.ciotowebinar.com/reclister/1 726110563465940060
RESOURCES
Copies of agendas and agenda packets are on file and available for public inspection in the
Planning Division of the Community Development Department at 21810 Copley Drive, Diamond Bar,
CA 91765 or online at www.diamondbarca.gov/agendas. For more information about the agendas
or rules of the Planning Commission, please email the Community Development Department
(commdev@diamondbarca.gov) or call 909-839-7030.
AMERICANS WITH DISABILITY ACT ACCOMMODATION
In compliance with the Americans with Disabilities Act, if you need special assistance, a disability -
related modification or accommodation, agenda materials in an alternative format, or auxiliary aids
to participate in this meeting, please email the Community Development Department
(commdev@diamondbarca.gov) or call 909-839-7030 as soon as possible. Providing at least 72 hours'
City of Diamond Bar Planning Commission
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Diamond Bar Planning Commission Agenda February 10, 2026
notice will help ensure that reasonable arrangements can be made.
PUBLIC INPUT
The public may provide public comment by attending the meeting in person, by sending an email, or
by logging into the teleconference. Please email the Community Development Department
(commdev@diamondbarca.gov)by 4:00 p.m. on the day of the meeting and indicate in the Subject
Line "FOR PUBLIC COMMENT." Written comments will be distributed to the Planning Commission
Member and noted for the record at the meeting. Please note that the meeting will proceed at
Diamond Bar City Hall - Windmill Community Room should comments by teleconferencing become
infeasible due to an internet or power outage or due to technical problems outside the City's control.
If you wish to make certain that your comments are heard, please attend the meeting in person or
send an email by 4:00 p.m. on the day of the meeting/hearing.
Speakers are limited to five (5) minutes per agenda item, unless the Chairperson determines
otherwise. The Chairperson may adjust this time limit depending on the number of people wishing to
speak, the complexity of the matter, the length of the agenda, the hour and any other relevant
consideration. Speakers may address the Planning Commission only once on an agenda item,
except during public hearings, when the applicant/appellant may be afforded a rebuttal. Any
material to be submitted to the Planning Commission at the meeting should be submitted through
the Administrative Coordinator.
Public comments must be directed to the Planning Commission. A person who disrupts the orderly
conduct of the meeting after being warned by the Chairperson or the Chairperson's designee that
their behavior is disrupting the meeting may result in the person being removed from the meeting.
City of Diamond Bar Planning Commission
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Diamond Bar Planning Commission Agenda February 10, 2026
1. CALL TO ORDER: 6:30 p.m., Windmill Room
PLEDGE OF ALLEGIANCE:
ROLL CALL: Commissioners Torres, Rawlings, Mao, Mehta, Vice Chair Worthington
APPROVAL OF AGENDA: Chair
2. PUBLIC COMMENTS:
"Public Comments" is the time reserved on each regular meeting agenda to provide an
opportunity for members of the public to directly address the Planning Commission on Consent
Calendar items or other matters of interest not on the agenda that are within the subject matter
jurisdiction of the Planning Commission. Although the Planning Commission values your
comments, pursuant to the Brown Act, members of the Planning Commission may briefly
respond to public comments if necessary, but no extended discussion and no action on such
matters may take place. There is a five-minute maximum time limit when addressing the
Planning Commission.
3. CONSENT CALENDAR:
All items listed on the Consent Calendar are considered by the Planning Commission to be
routine and will be acted on by a single motion unless a Planning Commission Member or
member of the public request otherwise, in which case, the item will be removed for separate
consideration.
3.1 November 25, 2025 Planning Commission Meeting Minutes
Recommended Action:
Staff recommends the Planning Commission approve the November 25, 2025, Planning
Commission meeting minutes as received.
4. OLD BUSINESS:
5. NEW BUSINESS:
6. PUBLIC HEARINGS:
6.1 Town Center Specific Plan
Environmental Assessment:
In accordance with the California Environmental Quality Act (CEQA), the City, as Lead
Agency, prepared a Supplemental Environmental Impact Report (SIR) to evaluate the
potential environmental impacts associated with adoption and implementation of the
TCSP and related legislative actions. The SIR was prepared as a supplement to the
previously certified Diamond Bar General Plan 2040 and Climate Action Plan Program
Environmental Impact Report (State Clearinghouse No. 2018051066), which was certified
by the City Council on December 17, 2019, and as subsequently addended in conjunction
with adoption of the City's 2021-2029 Housing Element on August 11, 2022.
The City determined that an SIR was the appropriate environmental document because
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Diamond Bar Planning Commission Agenda February 10, 2026
the Town Center Specific Plan represents a refinement and implementation of the General
Plan land use framework for a defined Planning Area, and because the certified General
Plan EIR and Housing Element Addendum provide relevant program -level environmental
analysis. The SIR focuses on those environmental topics where additional project -specific
analysis was warranted and relies on the prior EIR and addenda where impacts were
previously analyzed and remain adequately addressed.
Environmental Review Process and Public Participation
On June 5, 2023, the City issued a Notice of Preparation (NOP) to solicit comments
regarding the scope and content of the SIR. The NOP was circulated to the State
Clearinghouse, responsible and trustee agencies, and interested parties; published in
the San Gabriel Valley Tribune; mailed to property owners and business owners within a
1,000-foot radius of the Planning Area; and distributed electronically to individuals
subscribed to receive Town Center updates. The NOP was circulated for a 30-day public
review period.
As part of the scoping process, the City held a public scoping meeting on June 8, 2023, at
Diamond Bar City Hall, during which verbal comments were received from members of the
public and considered in preparation of the Draft SIR. Written comments were also
received from public agencies and individuals and were incorporated where appropriate
into the environmental analysis.
Following completion of the Draft SIR, the City filed a Notice of Completion with the State
Clearinghouse and a Notice of Availability with the Los Angeles County Clerk of the Board.
The Draft SIR was circulated for a State -mandated 45-day public review period, which ran
from August 25, 2025, through October 10, 2025. Notice of availability was published in
the San Gabriel Valley Tribune, mailed to approximately 910 property owners, business
owners, agencies, and interested parties, and distributed electronically to subscribers.
During the public review period, the Draft SIR was made available for review on the City's
dedicated Town Center website (www.downtown4db.com) and in hard copy at Diamond
Bar City Hall and the Diamond Bar Public Library. The City received written comment letters
and emails from public agencies, organizations, and members of the public during the
review period.
Final Supplemental EIR
Following the close of the public review period, the City prepared a Final Supplemental
EIR, which includes the Draft SIR, all written comments received during the public review
period, responses to those comments, and minor revisions and clarifications to the Draft SIR
where appropriate. The Final SIR does not identify any new significant impacts beyond
those disclosed in the Draft SIR and reflects the City's independent judgment and analysis
as Lead Agency.
The Final SIR, together with the Mitigation Monitoring and Reporting Program (MMRP) and
the Findings of Fact and Statement of Overriding Considerations (discussed in detail
below), has been made available for public review on the Town Center website and in
hard copy at City Hall and the Diamond Bar Public Library in advance of the Planning
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Diamond Bar Planning Commission Agenda February 10, 2026
Commission hearing.
Environmental Impacts
The Final SIR concludes that most environmental impacts would be less than significant or
mitigated to a less -than -significant level. Significant and unavoidable impacts remain in
the areas of air quality and transportation (vehicle miles traveled), consistent with CEQA
Guidelines Section 15064.3.
Statement of Overriding Considerations
Because the Final Supplemental EIR identifies significant and unavoidable impacts related
to air quality and transportation (vehicle miles traveled), approval of the Town Center
Specific Plan would require adoption of a Statement of Overriding Considerations pursuant
to CEQA Guidelines Section 15093.
As documented in the Statement of Overriding Considerations prepared for the Project,
the City Council will be asked to weigh the Project's unavoidable environmental effects
against a series of economic, social, planning, and legal benefits supported by substantial
evidence in the record. These benefits include, but are not limited to, the following:
Implementation of the City's Housing Element Commitments and RHNA Obligations.
The Specific Plan implements the City's certified 2021-2029 Housing Element by rezoning
the Town Center to permit residential development at a base density of 30 dwelling units
per acre and by establishing an Inclusionary Point System that incentivizes the production
of affordable housing. The Town Center represents one of the City's primary opportunity
sites for accommodating its assigned Regional Housing Needs Allocation across multiple
income categories.
• Generation of Long -Term Fiscal Benefits to the City.
The fiscal analysis prepared for the Town Center projects that redevelopment under the
Specific Plan would result in a substantial positive net fiscal impact to the City's General
Fund, driven by increased property tax, sales tax, and transient occupancy tax revenues.
These revenues would support essential municipal services and represent a significant
improvement over the existing underutilized commercial condition of the site.
. Implementation of the Community's Longstanding Vision for a Town Center.
The Specific Plan translates the community vision established through the General Plan
2040 and subsequent public engagement into an implementable regulatory framework.
The Plan reflects extensive public outreach, including workshops, study sessions, and a
design charrette, and establishes form -based standards to guide future development
consistent with that vision.
City of Diamond Bar Planning Commission
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Diamond Bar Planning Commission Agenda February 10, 2026
• Consistency with Expert Planning and Urban Design Recommendations.
The Specific Plan incorporates recommendations from the ULI-LA TAP, which concluded
that higher residential densities, a coordinated street grid, and pedestrian -oriented design
are necessary to create a viable and successful Town Center environment.
. Leveraging Unique Site Characteristics and Regional Accessibility.
The Plan capitalizes on the site's topography, regional freeway access, and proximity to
major employment centers to create a mixed -use destination with sufficient scale to
support housing, retail, dining, and public spaces in a manner not achievable under
existing zoning.
• Response to Documented Market Demand.
The market analysis demonstrates long-standing unmet demand for housing and mixed -
use development in Diamond Bar. The Specific Plan responds to this demand by providing
new housing opportunities for a range of household types while supporting a critical mass
of residents and visitors necessary to sustain a Town Center.
Ultimately, the City Council will need to determine whether these benefits, considered
individually and collectively, provide the basis to determine that the Project's unavoidable
environmental impacts are acceptable in light of the Project's overall benefits.
Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program has been prepared to ensure
implementation of all applicable mitigation measures identified in the Final SIR.
Recommended Action:
1. Adopt the attached Resolution (Attachment 1) recommending that the City
Council certify the Final SIR, adopt the Findings of Fact and Statement of Overriding
Considerations; and
2. Adopt the attached Resolution (Attachment 2) recommending that the City
Council adopt the Town Center Specific Plan and corresponding General Plan
Amendment, Development Code Amendment and Zoning Map Amendment.
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
8.1 Project Status Report
Recommended Action:
Staff recommends the Planning Commission receive and file the Project Status Report
City of Diamond Bar Planning Commission
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Diamond Bar Planning Commission Agenda February 10, 2026
dated February 10, 2026.
9. SCHEDULE OF FUTURE EVENTS:
9.1 President's Day Holiday - February 16, 2026 - City offices are closed.
9.2 City Council Meeting - February 17, 2026 - 6:30 p.m., online teleconference and SCAQMD
Main Auditorium, 21865 Copley Dr.
9.3 Planning Commission Meeting - February 24, 2026 - 6:30 p.m., online teleconference and
City Hall Windmill Room, 21810 Copley Dr.
9.4 City Council Meeting - March 3, 2026 - 6:30 p.m., online teleconference and SCAQMD
Main Auditorium, 21865 Copley Dr.
9.5 Planning Commission Meeting - March 10, 2026 - 6:30 p.m., online teleconference and City
Hall Windmill Room, 21810 Copley Dr.
9.6 City Council Meeting - March 17, 2026 - 6:30 p.m., online teleconference and SCAQMD
Main Auditorium, 21865 Copley Dr.
10. ADJOURNMENT:
CERTIFICATION
I, Arlene Laviera, Administrative Coordinator, City of Diamond Bar, hereby certify, under penalty of perjury under the laws of
the State of California, that the foregoing notice was posted pursuant to Government Code Section 54950 Et. Seq., not less
than 72 hours prior to the meeting, at the following locations: Diamond Bar City Hall Kiosk, Diamond Bar City Hall Bulletin
Board, City website: www.diamondbarca.gov, Diamond Bar Library and 1011 L Street NW, Washington, DC 20001.
Arlene Laviera
Administrative Coordinator
Date Posted: February 5, 2026
City of Diamond Bar Planning Commission
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Agenda Item #: 3.1
Meeting Date: February 10, 2026
PLANNING COMMISSION AGENDA
REPORT
TO: Chair and Members of the Planning Commission
FROM: Greg Gubman, Community Development Director
SUBJECT: November 25, 2025 Planning Commission Meeting Minutes
RECOMMENDATION:
Staff recommends the Planning Commission approve the November 25, 2025, Planning Commission meeting
minutes as received.
BACKGROUND/DISCUSSION:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
Arlene Laviera, Administrative Coordinator, Community Development
ATTACHMENTS:
11-25-25 pcmin
Page 8 of 122
MINUTES OF THE CITY OF DIAMOND BAR
REGULAR MEETING OF THE PLANNING COMMISSION
November 25, 2025
1. CALL TO ORDER:
C/Barlas called the meeting to order at 6:30 p.m. in the Windmill Community Room, 21810
Copley Drive, Diamond Bar, CA 91765.
PLEDGE OF ALLEGIANCE: VC/Worthington
ROLL CALL: Mehta, Torres, V/C Worthington, C/Barlas
ABSENT: Rawlings
STAFF PRESENT: Greg Gubman, Community Development Director, Grace
Lee, Planning Manager, Mayuko Nakajima, Senior
Planner; Arlene Laviera, Administrative Coordinator; and
James H. Eggart, Assistant City Attorney
Commissioner Rawlings arrived at 6:33 p.m.
2. PUBLIC COMMENTS: Mr. Huang, resident who resides on Trigger Lane,
expressed concerns with an on -going notice of violation from the City. C/Barlas
suggested Mr. Huang contact City Hall during normal business hours.
3. CONSENT CALENDAR:
3.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING —
October 14, 2025.
Rawlings moved, and VC/Worthington seconded to approve consent calendar. Motion
carried 4-0-0-1 by the following Roll Call vote:
AYES:
4
COMMISSIONERS: Mehta, Rawlings, Torres, V/C Worthington
NOES:
0
COMMISSIONERS: None
ABSTAIN:
1
COMMISSIONERS: Barlas
ABSENT:
0
COMMISSIONERS: None
4. OLD BUSINESS:
5. NEW BUSINESS:
6. PUBLIC HEARING:
6.1 Walnut Valley Unified School District Electronic Billboard Project No. PL2024-40:
Under the authority of DBCC Sections 22.70, 22.58, 22.48, and 22.62, the property owner,
Walnut Valley Unified School District, and applicant, Evergreen Media LLC, are requesting
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November 25, 2025 PAGE 2 PLANNING COMMISSION
the following entitlement approvals for the installation and operation of a 97-foot-high, dual -
faced digital LED billboard on a six -acre developed lot:
• Development Code Amendment (DCA) to Title 22 (Development Code) of DBCC to
allow billboards and to establish standards for billboards, in the Light Industry (1)
zone, subject to the approval of a Conditional Use Permit, Development Review, and
a Development Agreement. The Development Code sections to be amended include
22.10.030, 22.36.080, 22.36.120, and 22.80.020;
Conditional Use Permit (CUP) to authorize a billboard in the Light Industry (1) zone,
consistent with the Development Code Amendment;
• Development Review (DR) to assess the visual design elements of the proposed
billboard; and
• Development Agreement (DA) between the City and WVUSD governing operation
and community benefits for the proposed digital billboard.
The subject property is zoned Light Industry with an underlying General Plan land use
designation of School (S).
PROJECT ADDRESS: 880 South Lemon Avenue, Diamond Bar, CA 91789 (APN: 8760-
015-901)
APPLICANT: Evergreen Media LLC, 9021 Sunset Boulevard, West Hollywood,
CA, 90069
PROPERTY OWNER: Walnut Valley Unified School District, 880 South Lemon Avenue,
Diamond Bar, CA 91789
Environmental Assessment:
This Project has been reviewed for compliance with the California Environmental Quality Act
(CEQA). Based on that assessment, the City prepared an Initial Study and filed a Notice of
Intent to Adopt a Mitigated Negative Declaration (MND) for the Project with the Office of Land
Use and Climate Innovation and the Los Angeles County Clerk on September 19, 2025 (see
Exhibit A of Attachment A). The notice was published in the San Gabriel Valley Tribune on
September 22, 2025. A notice display board was posted at the site on September 22, 2025,
and a copy of the notice was posted at the City's designated community posting sites. The
notice was also mailed to property owners within a 700-foot radius of the subject property on
September 22, 2025. Pursuant to CEQA Section 15105, a 30-day public review period for the
MND began on September 22, 2025 and ended October 21, 2025.
The Initial Study is a preliminary analysis to determine whether or not a Negative Declaration,
Mitigation Negative Declaration, or Environmental Impact Report (EIR) is needed for a project.
If the Initial Study concludes that the proposed Project will not significantly affect the
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November 25, 2025 PAGE 3 PLANNING COMMISSION
environment, a Negative Declaration may be prepared. If there are potential impacts from the
proposed Project that can be mitigated to a level of less than significant, a Mitigated Negative
Declaration may be prepared. The Initial Study concluded that the Project will not significantly
affect the environment through the incorporation of six mitigation measures.
An MND is a written document that describes the reasons that the Project will not have a
significant effect on the environment by properly conditioning the Project ("mitigation
measures") to make the Project acceptable. It is used to guide and assist the City staff,
Planning Commission, City Council, and the public in the consideration and evaluation of
potential environmental impacts that may result from the Project and must be considered by
the Commission prior to recommending approval of the Project.
The MND for the Project documents reasons to support the findings that the Project would
not have any potentially significant impacts on the environment with the proposed mitigation
measures which are contained with the Mitigation Monitoring and Report Program (MMRP)
prepared as part of the MND. The purpose of the MMRP is to ensure compliance with the
mitigation measures, address site -specific conditions for the Project, and also identifies timing
and responsibility for monitoring each measure and is attached to the Resolution
recommending adoption of the MND (Exhibit B of Attachment A). The Project is conditioned
to include these mitigation measures as part of the Project approval.
During the public review period, the City received three comments on the draft IS/MND from
the following agencies/person-
1 . California Department of Toxic Substances Control (DTSC): Recommends that if the
project uses California Department of Education (CDE) funds, it complies with CDE
and DTSC site review requirements, and regardless of funding, investigate potential
contamination, test for hazardous materials during demolition, and ensure all imported
soil is clean and contaminant -free per state regulations.
2. California Department of Transportation (Caltrans): Commented that the proposed
billboard may be located along a designated Landscape Freeway where new outdoor
advertising is prohibited, and that any work or materials transported within the State
Highway right-of-way would require the appropriate Caltrans permits.
3. William Moore: Expressed concern that the billboard's ownership by an out -of -area
company (Evergreen Media from West Hollywood) could allow nonlocal entities to
control advertising content, questioning whether Diamond Bar or Walnut residents
would have any say in what is displayed.
Cultural Resources
Assembly Bill 52 — Tribal Consultation: AB52 requires notification/request for tribal
consultation for projects. AB52 applies to projects subject to CEQA. The City sent
notices to three Tribes that have sent written consultation requests, informing them
of the opportunity to request consultation on June 13, 2025. Those three Tribes are
the Gabrieleno Band of Mission Indians (Kizh Nation), Gabrieleno Tongva San
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November 25, 2025 PAGE 4 PLANNING COMMISSION
Gabriel Band of Mission Indians, and the Soboba Band of Luiseno Indians. On June
24, 2025, the City received a letter from the Gabrieleno Band of Mission Indians (Kizh
Nation), indicating that the Project lies in an area where the ancestral territories of
the Kizh (Kitc) Gabrieleno villages adjoined and overlapped. In accordance with the
request by the tribe, mitigation measures were added requiring the applicant to retain
a culturally -affiliated Native American monitor to observe earthmoving activities for
the purpose of identifying the potential presence of any significant historic or
prehistoric cultural resources.
Recommended Action:
Adopt the attached Resolution (Attachment A) recommending that the City Council
adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program.
Adopt the attached Resolution (Attachment B) recommending that the City Council
approve Development Code Amendment No. PL2024-40 based on the findings of
Diamond Bar City Code (DBCC) Section 22.70.
Adopt the attached Resolution (Attachment C) recommending that the City Council
adopt Development Agreement No. 2026-01 between the City and District, based on
the findings of DBCC Section 22.62 and included as Exhibit A thereto.
Adopt the attached Resolution (Attachment D) recommending that the City Council
approve Conditional Use Permit and Development Review Planning Case No.
PL2024-40, based on the findings of DBCC Sections 22.58 and 22.48, subject to
conditions.
AP/Lopez presented the staff report.
C/Barlas opened the public hearing.
The following provided public comments:
Leila Abou-Taleb, Walnut Valley Unified School District Board President
Andy Goodman, Evergreen Outdoor
Angie, resident
Cindy Tam, resident
Torres moved, and VC Worthington seconded to adopt Resolution Nos. 2025-18, 2025-19,
2025-20 and 2025-21 recommending approval of all exhibits to the City Council for PL 2024-
40 Walnut Valley Unified School District (WVUSD) Electronic Billboard Project No. PL2024-
40, subject to the conditions of approval. Motion carried 5-0 by the following Roll Call vote:
Page 12 of 122
November 25, 2025 PAGE 5 PLANNING COMMISSION
AYES:
5
COMMISSIONERS: Torres, Worthington, Rawlings, Mehta, Barlas
NOES:
0
COMMISSIONERS: None
ABSTAIN:
0
COMMISSIONERS: None
ABSENT:
0
COMMISSIONERS: None
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
C/Barlas announced her retirement from the Planning Commission.
Commissioners commended staff for well written report and presentation.
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
CDD/Gubman informed the Planning Commission that both meetings in December are
canceled.
9. SCHEDULE OF FUTURE EVENTS:
As noted in the agenda.
10. ADJOURNMENT: With no further business before the Planning Commission, C/Barlas
adjourned the Regular Planning Commission meeting at 7.21 p.m.
The foregoing minutes are hereby approved this 10t" day of February, 2026.
Naila Barlas, Chairperson
Attest:
Respectfully Submitted,
Greg Gubman, Community Development Director
Page 13 of 122
Agenda Item #: 6.1
Meeting Date: February 10, 2026
PLANNING COMMISSION AGENDA
REPORT
TOWN CENTER SPECIFIC PLAN
SUMMARY:
The proposed Diamond Bar Town Center Specific Plan ("TCSP" or "Project") establishes a comprehensive
regulatory framework to guide the transformation of approximately 45 acres of existing suburban -style retail
centers into a pedestrian -oriented, mixed -use downtown, or "Town Center." The Specific Plan provides for a
mix of residential, commercial, hotel, entertainment, and public open space uses, supported by form -based
development standards intended to shape building scale, massing, and transitions adjacent to existing
neighborhoods.
At buildout, the TCSP would allow development of up to 2,055 residential units, 200 hotel rooms, approximately
446,000 square feet of commercial space, and 40,000 square feet of public open space. Compared to
development assumptions under the General Plan (as amended by the 2022 Housing Element Update), the
Project increases residential capacity and open space while reducing overall commercial square footage.
Environmental review has been completed through a Final Supplemental EIR (Final "SIR") prepared as a
supplement to the previously certified General Plan EIR, including a subsequent Addendum adopted for the
2021-2029 Housing Element Update. The Final SIR identifies significant and unavoidable impacts related to air
quality and transportation (vehicle miles traveled). A Statement of Overriding Considerations has been
prepared to weigh the Project's unavoidable environmental effects against a series of economic, social,
planning, and legal benefits supported by substantial evidence in the record.
Reauired Leaislative Actions
In addition to adopting the TCSP regulatory document, concurrent legislative actions include a General Plan
Amendment and zoning map and text amendments. These actions align the General Plan land use
designations and zoning with the Town Center Specific Plan to ensure internal consistency and to implement
the Specific Plan's land use framework.
The Planning Commission's role is advisory. In other words, the Commission is asked to evaluate the policy
framework of the Specific Plan, its consistency with adopted plans, and the adequacy of the environmental
review, and to forward a recommendation to the City Council.
Enactment of the TCSP requires the following discretionary actions:
1. Adoption of the Diamond Bar Town Center Specific Plan;
2. Adoption of a General Plan Amendment;
3. Adoption of zoning map and zoning text amendments; and
4. Certification of the Final Supplemental EIR, adoption of Findings of Fact and Statement of Overriding
Considerations, and adoption of the Mitigation Monitoring and Reporting Program.
The two attached resolutions drafted for the Planning Commission's consideration incorporate recommended
actions for the City Council to consider at an upcoming hearing.
RECOMMENDATION:
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
1. Adopt the attached Resolution (Attachment 1) recommending that the City Council certify the Final
SIR, adopt the Findings of Fact and Statement of Overriding Considerations; and
2. Adopt the attached Resolution (Attachment 2) recommending that the City Council adopt the Town
Center Specific Plan and corresponding General Plan Amendment, Development Code Amendment
and Zoning Map Amendment.
BACKGROUND:
From a planning and policy perspective, the Specific Plan represents a deliberate shift toward a more
compact, mixed -use development pattern in a location identified for long-term transformation. Key
considerations include housing and mixed -use development, economic viability, neighborhood compatibility,
and environmental review.
General Plan
The vision to create a Diamond Bar Town Center was conceived with the adoption of the Diamond Bar
General Plan 2040 ("General Plan") in December 2019. Early in the General Plan Update process, Diamond
Bar residents expressed a desire to establish a downtown, or "Town Center" in Diamond Bar: a walkable
"place" with entertainment, retail, restaurants, community gathering spaces and urban housing opportunities.
Participants in the General Plan Update process cited various examples of thriving historic, revitalized and
newly created downtowns in nearby communities that they patronize regularly, including Brea, Chino Hills,
Claremont, Fullerton and Monrovia. Several sites within the City were initially identified and discussed as
potential locations for the Town Center. Ultimately, the 45-acre commercial district along Diamond Bar
Boulevard, between Golden Springs Drive and the SR-60 Freeway would be designated as the Town Center
Mixed -Use Focus Area in the General Plan.
. Vision 2040
The following passage from the General Plan summarizes the community vision ("Vision 2040") for the Town
Center:
Throughout the General Plan update process, residents of Diamond Bar have expressed a desire for greater
access to dining, entertainment, and retail establishments within the city. More specifically, community
input indicated a desire for the concentration of these new establishments within a walkable area
resembling a more traditional downtown. While Diamond Bar has numerous centers of activity, including
the Diamond Bar Center, the City Hall and Library complex, high schools and various suburban -style
commercial centers, the city lacks a clear community focal point - a role commonly played by a vibrant
downtown.
• Guiding Principles
The General Plan established seven Guiding Principles to further expand, reinforce and support the community
vision. Guiding Principle 3 describes the Town Center's role as follows: "Foster the development of a vibrant,
pedestrian -oriented Town Center in Diamond Bar that serves as a place for Diamond Bar's residents to shop,
dine and gather."
• Goals and Policies
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
To support the community vision and Guiding Principle 3, the General Plan Land Use and Economic
Development Element sets forth the following Goals for the Town Center:
LU-G-22 -Promote and support the commercial area on both sides of Diamond Bar Boulevard from Golden
Springs Drive to SR-60 as a vibrant, pedestrian -oriented Town Center that serves as Diamond Bar's primary
specialty retail and dining destination and is accessible to all Diamond Bar residents.
LU-G-23 - Ensure an inviting and comfortable public realm to encourage pedestrian activity in the Town Center
area.
These Goals are further refined into a series of actionable Policies to implement the community vision for a
future Town Center.
Urban Land Institute Technical Assistance Panel
In the fall of 2020, The City engaged the Urban Land Institute - Los Angeles (ULI-LA) to assemble a Technical
Assistance Panel (TAP) to gain a better understanding of the market possibilities, implementation strategies,
and design framework to consider as an initial step to implement the policies of the General Plan for the Town
Center Focus Area.
The TAP convened between April 12 - 16, 2021, where panelists were able to visit, analyze and present some
initial recommendations about the opportunities for the project area. The TAP presented its findings and
recommendations at a Special Joint Planning Commission/City Council meeting on April 16, 2021 which was
open to the public. Key recommendations from the TAP included the following:
• An increase in the residential densities over that currently allowed by the General Plan 2040 is needed
to encourage new housing options affordable at a mix of income levels, and help drive demand for
new restaurants, retail, walkability, and open and gathering spaces in the Town Center.
• An urban framework with urban -sized blocks, residential density with a priority on pedestrian movement
in and around the focus area is envisioned to create a successful Town Center environment.
• Deliberate design choices can take advantage of the natural topography of the site by creating
pedestrian -only plazas and paseos lined with retail and restaurants to activate the space offering
dramatic views of the San Gabriel mountains.
• Adoption of a Specific Plan would provide the certainty to incentivize investment and create flexibility
to ensure financial feasibility for future development.
In the summer of 2021, ULI-LA published the Diamond Bar Town Center Technical Assistance Panel Report,
which documented the TAP's land use, design, programming and implementations recommendations for the
Town Center, including the items above.
TCSP Planning Process
In July 2022, the City initiated the Town Center Specific Plan ("TCSP") to implement the vision, goals and
policies set forth in the General Plan, as well as the recommended land use strategies published ULI-LA TAP
Report. A fiscal impact analysis was prepared among the various technical reports and studies prepared
following the kick-off of the TCSP, which recommended a residential buildout of 2,055 dwellings units in the
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
Town Center.
Public engagement played a significant role in developing the vision, guiding principles and regulatory
framework for the TCSP. More than 600 individuals subscribed to the dedicated TCSP website
(www.downtown4db.com). Between July 2022 and June 2023, the City hosted two well -attended community
workshops, a weeklong design charrette, interviews with most of the property owners within the TCSP Planning
Area, and two joint City Council/Planning Commission study sessions.
Setting and Location
As stated, the Town Center Planning Area is located along the segment of Diamond Bar Boulevard between
Golden Springs Drive and the 60 Freeway. The Planning Area encompasses approximately 45 acres, and is
currently developed with automobile -oriented retail and commercial uses. Surrounding land uses include
single-family residential neighborhoods, commercial development, and public facilities. The Planning Area is
served by major arterial roadways and is identified in the General Plan as a key opportunity area for
reinvestment and intensification.
Town Center Planning Area
PROJECT DESCRIPTION:
Overview
The TCSP establishes land use regulations, development standards, and implementation policies intended to
facilitate long-term redevelopment of the Planning Area into a cohesive, walkable Town Center. The Specific
Plan regulates permitted uses, development intensity, building form, height, and site design, and is
implemented through associated General Plan and zoning amendments.
Land Use and Buildout Targets
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Agenda Item #: 6.1
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The TCSP allows a mix of residential, commercial, hotel, entertainment, and public open space uses. At
buildout, the Specific Plan envisions the following land use and buildout profile:
• Up to 2,055 residential units;
• Up to 200 hotel rooms;
. Approximately 446,000 square feet of commercial space; and
• Approximately 40,000 square feet of public open space.
Inclusionary Point System
Purpose and Policv Context
The Town Center Specific Plan includes a voluntary, incentive -based Inclusionary Point System designed to
implement the City's housing, economic development, and placemaking objectives while responding to
constraints imposed by recent State housing laws. The system is intended to encourage affordable housing
production, activate ground -floor commercial uses, and promote cohesive, master -planned development
within the Town Center, while providing predictability and transparency to project applicants.
Rather than relying on negotiated development standards or State Density Bonus Law as the primary
mechanism for achieving higher residential densities, the Inclusionary Point System establishes a clear, formula -
based framework under which additional residential density may be earned in exchange for the provision of
identified community benefits.
The TCSP's Inclusionary Point (IP) System is provided as an alternative to State Density Bonus Law: a developer
may design their project utilizing either the IP System or State Density Bonus Law, but not both.
Base Density and Incentive Structure
The Specific Plan establishes a base residential density of 30 dwelling units per acre (du/ac) for all parcels
within the Town Center. Residential density above this base level is not automatic and may only be achieved
by either applying State Density Bonus Law, or by earning Inclusionary Points pursuant to Chapter 5 of the
Specific Plan.
Each Inclusionary Point ("IP") earned increases the allowable residential density by 10% (i.e., 3 dwelling units
per acre). The "Inclusionary Density" (ID) is calculated as follows:
ID = 30 + 3(IP)
As an example, a mixed -use project could earn Inclusionary Points by providing a combination of affordable
housing units, ground -floor commercial space, and consolidating parcels to create a two -acre site area. If
these elements result in the project being eligible for 5 Inclusionary Points, the above formula would yield an
Inclusionary Density of 45 du/ac.
Eligibility and Point -Earning Criteria
Inclusionary Points may be earned through the voluntary provision of one or more of the following community
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
priorities, as specified in Chapter 5 of the Specific Plan:
• Affordable Housing - Provision of very low-, low-, or moderate -income units in excess of baseline
requirements, with points awarded based on affordability level and percentage of units provided.
• Commercial and Mixed -Use Activation - Inclusion of ground -floor commercial square footage
intended to support a walkable, mixed -use Town Center environment.
• Site Assembly and Project Scale - Development on parcels meeting minimum acreage thresholds or
involving parcel consolidation to encourage larger, coordinated projects.
• Hotel Uses (Location -Specific) - Provision of hotel uses in designated subareas where such uses
advance the Town Center vision.
The Specific Plan varies IP opportunities by subarea to reflect differing land use objectives, desired
development character, and locational priorities within the Town Center.
Relationship to State Density Bonus Law
The Inclusionary Point System is structured to provide a locally tailored alternative to the State Density Bonus
Law by offering predictable, by -right density increases that may exceed what would otherwise be achievable
through State law alone. The intent is to provide a locally tailored incentive framework that aligns with the
Town Center vision, while preserving an applicant's ability to utilize State Density Bonus Law where applicable.
Participation in the Inclusionary Point System is voluntary, and applicants may elect to pursue density increases
under State law where applicable; however, the Specific Plan is designed to make the local incentive
framework the more attractive and integrated option for achieving higher density.
Planning Considerations
From a planning and policy perspective, the Inclusionary Point System allows the City to shape the form, scale,
and mix of development in the Town Center through objective standards and incentives rather than
mandates. The system is intended to balance housing production with commercial vitality and public
amenities, while providing certainty to applicants and a clear nexus between increased development
capacity and community benefits.
Treatment of Existing Service Stations
The Specific Plan classifies legally established, existing service stations within the Planning Area as conforming
uses. The Plan allows these uses to continue operating and to reinvest in their sites over time. Existing service
stations may expand, modernize, and introduce ancillary uses, including automated car washes through
approval of a Conditional Use Permit.
This regulatory approach reflects a deliberate land use policy choice recognizing the ongoing economic
viability of existing service stations and their role as contributors to the City's tax base. Allowing existing service
stations to remain conforming and to adapt over time avoids premature obsolescence while maintaining
regulatory oversight through the Specific Plan and applicable discretionary review processes.
Form -Based Development Standards and Residential Transitions
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
In addition to regulating land use and development intensity, the Specific Plan incorporates form -based
development standards set forth in Chapter 6. These standards regulate building height, massing, and site
design based on location and context, rather than solely on land use classification.
The Specific Plan includes specific provisions addressing transitions between Town Center development and
existing residential neighborhoods. These provisions include graduated height limits, massing controls, step -
back requirements, and design standards intended to reduce perceived bulk and potential privacy impacts
where buildings abut or face residential uses. Together, these form -based standards provide an objective and
enforceable framework to ensure appropriate transitions at residential interfaces while allowing flexibility for
redevelopment within the Town Center.
Road Diet
One of the key planning considerations of the TCSP was to establish a "Road Diet" along the segment of
Diamond Bar Boulevard that traverses the Planning Area. The Road Diet would reduce the number of travel
lanes along Diamond Bar Boulevard from three lanes in each direction to two. The intent of the Road Diet
would be to slow traffic and shorten pedestrian crossing distances to enhance the overall walkability of the
Town Center.
The transportation analysis prepared for the Draft Supplemental Environmental Impact Report found the
proposed Road Diet configuration to have no reduction in traffic flow, primarily due to the incorporation of
right -turn lanes to relieve the flow of through -traffic. However, public input reflected limited support for
incorporating the Road Diet, so staff is recommending that the TCSP be adopted without the Road Diet as a
required component of the Specific Plan.
ANALYSIS:
Consistency with Adopted Plans and Policies
o General Plan
The TCSP is consistent with the Diamond Bar General Plan 2040 ("General Plan"), as amended, which identifies
the Planning Area as a key opportunity site for reinvestment, intensification, and long-term transformation. The
General Plan anticipates a transition from auto -oriented commercial development to a more compact,
mixed -use pattern that supports housing production, economic vitality, and multimodal circulation.
The Specific Plan implements these objectives by establishing a comprehensive regulatory framework that
allows increased residential density, a diversified mix of land uses, and form -based development standards
that shape building scale, massing, and transitions. Concurrent General Plan and zoning amendments are
proposed to ensure consistency between the General Plan land use designations, zoning regulations, and the
Specific Plan.
o 2021-2029 Housing Element Update
The Specific Plan is consistent with the City's certified 2021-2029 Housing Element. The Planning Area was
identified in the Housing Element as a key site capable of accommodating higher -density residential
development to support the City's Regional Housing Needs Allocation (RHNA).
By allowing up to 2,055 residential units and establishing an objective Inclusionary Point System to incentivize
affordable housing and mixed -use development, the Specific Plan directly supports Housing Element policies
related to housing supply, housing choice, and long-term housing feasibility.
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Agenda Item #: 6.1
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o ULI-LA Recommendations
The Town Center Specific Plan is consistent with the policy recommendations and major conclusions of the
Urban Land Institute - Los Angeles (ULI-LA) Technical Assistance Panel (TAP) report, published in 2021, which
recommended increased residential density and a coordinated, mixed -use approach to redevelopment in
order to create a viable Town Center environment.
NOTICE OF PUBLIC HEARING:
On January 21, 2026, notification of the Planning Commission public hearing for the TCSP, including all related
legislative actions, was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to
property owners within a 1000-foot radius of the TCSP Planning Area, inclusive of the Planning Area, and
notices were posted at the City's designated community posting sites.
PUBLIC COMMENTS RECEIVED:
Following distribution of the public hearing notice, the City received written correspondence from a nearby
resident expressing concern regarding building height, massing, and potential privacy impacts where new
Town Center development interfaces with existing single-family neighborhoods.
The comment requests careful consideration of building transitions, including step -backs, landscaping,
placement of balconies and windows, lighting, and service areas adjacent to residential uses.
The concern raised regarding building height, massing, and potential privacy impacts at residential interfaces
is a valid planning consideration. As discussed earlier in this report, the Specific Plan anticipates these issues
and addresses them through objective, form -based development standards contained in Chapter 6.
Because these provisions are embedded within the adopted regulatory framework of the Specific Plan and
are applied at the project level, the issues raised in the public comment are addressed through the Plan's
form -based standards and do not require additional discretionary modifications or amendments.
ENVIRONMENTAL ASSESSMENT:
In accordance with the California Environmental Quality Act (CEQA), the City, as Lead Agency, prepared a
Supplemental Environmental Impact Report (SIR) to evaluate the potential environmental impacts associated
with adoption and implementation of the TCSP and related legislative actions. The SIR was prepared as a
supplement to the previously certified Diamond Bar General Plan 2040 and Climate Action Plan Program
Environmental Impact Report (State Clearinghouse No. 2018051066), which was certified by the City Council
on December 17, 2019, and as subsequently addended in conjunction with adoption of the City's 2021-2029
Housing Element on August 11, 2022.
The City determined that an SIR was the appropriate environmental document because the Town Center
Specific Plan represents a refinement and implementation of the General Plan land use framework for a
defined Planning Area, and because the certified General Plan EIR and Housing Element Addendum provide
relevant program -level environmental analysis. The SIR focuses on those environmental topics where additional
project -specific analysis was warranted and relies on the prior EIR and addenda where impacts were
previously analyzed and remain adequately addressed.
Environmental Review Process and Public Participation
On June 5, 2023, the City issued a Notice of Preparation (NOP) to solicit comments regarding the scope and
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
content of the SIR. The NOP was circulated to the State Clearinghouse, responsible and trustee agencies, and
interested parties; published in the San Gabriel Valley Tribune; mailed to property owners and business owners
within a 1,000-foot radius of the Planning Area; and distributed electronically to individuals subscribed to
receive Town Center updates. The NOP was circulated for a 30-day public review period.
As part of the scoping process, the City held a public scoping meeting on June 8, 2023, at Diamond Bar City
Hall, during which verbal comments were received from members of the public and considered in preparation
of the Draft SIR. Written comments were also received from public agencies and individuals and were
incorporated where appropriate into the environmental analysis.
Following completion of the Draft SIR, the City filed a Notice of Completion with the State Clearinghouse and a
Notice of Availability with the Los Angeles County Clerk of the Board. The Draft SIR was circulated for a State -
mandated 45-day public review period, which ran from August 25, 2025, through October 10, 2025. Notice of
availability was published in the San Gabriel Valley Tribune, mailed to approximately 910 property owners,
business owners, agencies, and interested parties, and distributed electronically to subscribers.
During the public review period, the Draft SIR was made available for review on the City's dedicated Town
Center website (www.downtown4db.com) and in hard copy at Diamond Bar City Hall and the Diamond Bar
Public Library. The City received written comment letters and emails from public agencies, organizations, and
members of the public during the review period.
Final Supplemental EIR
Following the close of the public review period, the City prepared a Final Supplemental EIR, which includes the
Draft SIR, all written comments received during the public review period, responses to those comments, and
minor revisions and clarifications to the Draft SIR where appropriate. The Final SIR does not identify any new
significant impacts beyond those disclosed in the Draft SIR and reflects the City's independent judgment and
analysis as Lead Agency.
The Final SIR, together with the Mitigation Monitoring and Reporting Program (MMRP) and the Findings of Fact
and Statement of Overriding Considerations (discussed in detail below), has been made available for public
review on the Town Center website and in hard copy at City Hall and the Diamond Bar Public Library in
advance of the Planning Commission hearing.
Environmental Impacts
The Final SIR concludes that most environmental impacts would be less than significant or mitigated to a less -
than -significant level. Significant and unavoidable impacts remain in the areas of air quality and transportation
(vehicle miles traveled), consistent with CEQA Guidelines Section 15064.3.
Statement of Overridina Considerations
Because the Final Supplemental EIR identifies significant and unavoidable impacts related to air quality and
transportation (vehicle miles traveled), approval of the Town Center Specific Plan would require adoption of a
Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15093.
As documented in the Statement of Overriding Considerations prepared for the Project, the City Council will
be asked to weigh the Project's unavoidable environmental effects against a series of economic, social,
planning, and legal benefits supported by substantial evidence in the record. These benefits include, but are
not limited to, the following:
. Implementation of the City's Housing Element Commitments and RHNA Obligations.
The Specific Plan implements the City's certified 2021-2029 Housing Element by rezoning the Town Center to
permit residential development at a base density of 30 dwelling units per acre and by establishing an
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
Inclusionary Point System that incentivizes the production of affordable housing. The Town Center represents
one of the City's primary opportunity sites for accommodating its assigned Regional Housing Needs Allocation
across multiple income categories.
• Generation of Long -Term Fiscal Benefits to the City.
The fiscal analysis prepared for the Town Center projects that redevelopment under the Specific Plan would
result in a substantial positive net fiscal impact to the City's General Fund, driven by increased property tax,
sales tax, and transient occupancy tax revenues. These revenues would support essential municipal services
and represent a significant improvement over the existing underutilized commercial condition of the site.
. Implementation of the Community's Longstanding Vision for a Town Center.
The Specific Plan translates the community vision established through the General Plan 2040 and subsequent
public engagement into an implementable regulatory framework. The Plan reflects extensive public outreach,
including workshops, study sessions, and a design charrette, and establishes form -based standards to guide
future development consistent with that vision.
• Consistency with Expert Planning and Urban Design Recommendations.
The Specific Plan incorporates recommendations from the ULI-LA TAP, which concluded that higher residential
densities, a coordinated street grid, and pedestrian -oriented design are necessary to create a viable and
successful Town Center environment.
• Leveraging Unique Site Characteristics and Regional Accessibility.
The Plan capitalizes on the site's topography, regional freeway access, and proximity to major employment
centers to create a mixed -use destination with sufficient scale to support housing, retail, dining, and public
spaces in a manner not achievable under existing zoning.
• Response to Documented Market Demand.
The market analysis demonstrates long-standing unmet demand for housing and mixed -use development in
Diamond Bar. The Specific Plan responds to this demand by providing new housing opportunities for a range of
household types while supporting a critical mass of residents and visitors necessary to sustain a Town Center.
Ultimately, the City Council will need to determine whether these benefits, considered individually and
collectively, provide the basis to determine that the Project's unavoidable environmental impacts are
acceptable in light of the Project's overall benefits.
Mitiaation Monitorina and Rer)ortina Proaram
A Mitigation Monitoring and Reporting Program has been prepared to ensure implementation of all applicable
mitigation measures identified in the Final SIR.
PREPARED BY:
Greg Gubman, Director, Community Development
ATTACHMENTS:
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Agenda Item #: 6.1
Meeting Date: February 10, 2026
Resolution recommending City Council Certification of the SIR, adoption of the FOF and SOC, and
approval of the MMRP
Resolution recommending City Council adoption of the TCSP and related General Plan, Development
Code and Zoning Map amendments
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PLANNING COMMISSION
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND
BAR, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE
FINAL SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT (SCH NO.
2018051066), ADOPT FINDINGS OF FACT AND A STATEMENT OF OVERRIDING
CONSIDERATIONS, AND APPROVE THE MITIGATION MONITORING AND
REPORTING PROGRAM FOR THE TOWN CENTER SPECIFIC PLAN.
A. RECITALS
1. On December 17, 2019, the City Council adopted the Diamond Bar General
Plan 2040 ("General Plan") and the Climate Action Plan 2040 ("CAP") to
create a vision and blueprint for development through 2040. The Diamond
Bar General Plan 2040 establishes the Town Center Mixed -Use,
Neighborhood Mixed -Use, Transit Oriented Mixed -Use, and Community
Core Overlay focus areas and corresponding land use designations,
estimates that up to 3,750 new housing units could be built in the city by
2040, and anticipates that much of this growth will occur within these four
focus areas.
2. On August 11, 2022, the City Council adopted the City's 2021-2029 General
Plan Housing Element ("2021-2029 Housing Element" or "6t" Cycle Housing
Element"), which was subsequently found by the California Department of
Housing and Community Development (HCD) to be in full compliance with
State Housing Element Law (Article 10.6 of the Gov. Code) on October 5,
2022. The 2021-2029 Housing Element identifies sites to accommodate the
City's Regional Housing Needs Allocation (RHNA) of 2,516 residential units,
including through rezoning of underutilized sites in the Town Center Mixed -
Use, Neighborhood Mixed -Use, Transit Oriented Mixed -Use focus areas to
allow residential development at a minimum density of 20 dwelling units per
acre and a maximum density of at least 30 dwelling units per acre.
3. In conjunction with the adoption of the General Plan and the CAP, the City,
as lead agency, prepared an Environmental Impact Report, State
Clearinghouse Number 2018051066, to analyze the potential
environmental impacts of those plans (the "EIR"). The City Council certified
the EIR on December 17, 2019, and the City filed a Notice of Determination
on December 18, 2019. In conjunction with the adoption of the 2021-2029
Housing Element, the City, as lead agency, evaluated the potential
environmental impacts of the Housing Element in an addendum to the EIR,
and the City Council adopted the addendum on August 11, 2022.
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4. On January 27, 2025, the City Council adopted Resolution No. 2025-04
approving an amendment to the Land Use Element of the General Plan to
establish a minimum residential density of 20 dwelling units per acre and a
maximum residential density of 30 dwelling units per acre on sites within the
Town Center Mixed -Use and Neighborhood Mixed -Use Land Use
Designations.
5. On February 4, 2025, the City Council adopted Ordinance No. 01 (2025),
establishing the housing element site (H) overlay district to provide
development and land use regulations for the development of multifamily
dwellings on specified sites identified in the City of Diamond Bar 2021-2029
Housing Element to accommodate the City's RHNA requirements. The
Zoning Map was concurrently amended to apply the H overlay district
designation to those parcels with a General Plan land use designation of
Town Center Mixed -Use, Neighborhood Mixed -Use, and Transit -Oriented
Mixed -Use. The H overlay district establishes a maximum residential
density of 30 dwelling units per acre. Because the H overlay district
implements the densities established in the General Plan Land Use Element
and required by the 2021-2029 Housing Element for the Town Center
Mixed -Use, Neighborhood Mixed -Use, Transit Oriented Mixed -Use focus
areas, the City Council determined that the rezoning of the specified sites
would not result in any new significant impacts or a substantial increase in
the severity of previously identified significant impacts; therefore, no further
environmental analysis was required. (Public Resources Code § 21166;
CEQA Guidelines §§ 15168, 15162.)
6. The Town Center Mixed Use land use designation ("Town Center" or
"Planning Area") consists of approximately 45 acres, bounded on the north
by the Pomona Freeway (State Route [SR] 60), on the east by a
neighborhood of single-family homes, on the south by Lorbeer Middle
School and Mount Calvary Lutheran Church and School, and on the west
by the Fall Creek private condominium community. The Planning Area is
composed of 35 individual parcels with 23 unique property owners within a
suburban -style commercial district. The Planning Area is centered around
Diamond Bar Boulevard, a six -lane thoroughfare with painted bike lanes,
that bisects the Town Center and extends over 1,800 feet. It is bounded on
the south by Golden Springs Drive for approximately 1,600 feet and on the
north by the SR-60 Freeway. Access to the Town Center is provided by both
SR-60 and SR-57. Travelling on SR-60, access to the Town Center can be
attained by Diamond Bar Boulevard (Exit 26).
7. The Land Use and Economic Development Element the General Plan
established the Town Center Mixed -Use land use designation to transform
a suburban style, auto -oriented neighborhood commercial area into a
"vibrant, pedestrian -oriented Town Center in Diamond Bar" to "encourage a
mix of uses with an emphasis on community -serving and destination retail,
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dining, and entertainment uses, in addition to offices, professional services,
and residential uses.
8. In July 2022, the City initiated preparation of the Town Center Specific Plan
("TCSP") to implement the vision, goals and policies set forth in the General
Plan, as well as the recommended land use strategies published in the
Urban Land Institute -Los Angeles ("ULI-LA") Technical Assistance Panel
("TAP") Report, published in April 2021. One of the TAP Report's key
recommendations was to accommodate a residential buildout of more than
2,000 dwellings units in the Town Center, or approximately 700 more
dwelling units than what a base density of 30 dwelling units per acre would
yield under the current General Plan and zoning designations.
9. The TCSP will establish a regulatory framework to guide the transformation
of the Town Center from the existing suburban -style retail shopping centers
into a pedestrian -oriented downtown, providing housing opportunities,
retail, restaurants, and entertainment uses within the City of Diamond Bar.
Implementation of the TCSP is anticipated to result in the development of
up to 2,055 housing units (an increase of 705 units); 200 hotel rooms (an
increase of 103 rooms); 40,000 square feet of public open space (an
increase of 40,000 square feet); and 446,000 square feet of commercial
space (a net decrease of 64,000 square feet), including retail, dining, and
entertainment uses, as compared to development anticipated for the area
under the General Plan, as amended by the 2021-2029 Housing Element.
This proposed increase in density is consistent with the major conclusions
TAP report, which found that higher residential densities are appropriate for
achieving a viable, mixed -use Town Center. Supporting infrastructure and
development standards will be implemented through the TCSP and
associated entitlements.
10. Approval and implementation of the TCSP requires City Council adoption
of concurrent legislative actions, including a General Plan amendment and
an ordinance to amend the Official Zoning Map and Title 22 of the Diamond
Bar City Code ("Development Code") to establish the TCSP as the
regulatory document governing the Town Center. These actions would
revise the General Plan criteria and the zoning designation applicable to the
Planning Area as necessary to ensure consistency with, and
implementation of, the TCSP's framework, including maximum residential
density and permitted uses. The General Plan Amendment, TCSP, and
amendments to the Official Zoning Map and the Development Code
collectively constitute the "Project."
11. The City of Diamond Bar ("City") is the Lead Agency for the Project, as
defined by Section 21067 of the California Environmental Quality Act
("CEQA") Statutes (Public Resources Code Section 21000 et seq.).
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12. The City determined that the appropriate environmental document for the
Project would be a Supplemental Environmental Impact Report ("SIR") to
the certified General Plan and CAP Program EIR ("Certified EIR"), as
addended on August 11, 2022 with adoption of the 2021-2029 Housing
Element Update
13. On June 5, 2023, the City disseminated a Notice of Preparation ("NOP") to
solicit comments on the scope and content of the SIR. The NOP was sent
to the California Office of Land Use and Climate Innovation State
Clearinghouse ("SCH"), the Los Angeles County Clerk of the Board, and to
responsible and trustee agencies; noticed in the San Gabriel Valley Tribune;
mailed to interested stakeholders, property owners and business owners
within a 1,000-foot radius of the Planning Area, inclusive of the Planning
Area; and emailed to individuals who subscribed to receive TCSP
notifications. The NOP was circulated for a 30-day review period that
commenced on June 5, 2023, and ended on July 5, 2013.
14. On June 8, 2023, as part of the scoping process, a Scoping meeting was
held at Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar,
California, during which 30 verbal comments were received and
incorporated where appropriate into the Draft SIR.
15. Five public agencies and two individuals submitted written comments on the
NOP. These comments were considered and incorporated where
appropriate into the Draft SIR.
16. A Draft SIR was prepared, incorporating all of the mandated contents set
forth pursuant to CEQA Guidelines Section 15120 et seq.
17. On August 25, 2025, upon completion of the Draft SIR, a Notice of
Completion ("NOC") was filed with SCH, and a Notice of Availability ("NOX)
was filed with the County of Los Angeles Clerk of the Board, as required by
Public Resources Code Section 21092. Pursuant to CEQA Guidelines
Section 15087, the City also sent the NOA to anyone requesting it. The NOA
was also published in the San Gabriel Valley Tribune on August 25 and
September 8, 2025, and copies were mailed to 910 interested parties,
property owners and business owners within a 1,000-foot radius of the
Planning Area, inclusive of the Planning Area. The Draft SIR was
concurrently made available for public review on the City's dedicated TCSP
website (www.downtown4db.com), and hardcopies were made available for
public review at City Hall (21810 Copley Drive, Diamond Bar, CA 91765)
and at the Diamond Bar Public Library (21800 Copley Drive, Diamond Bar,
CA 91765).
18. The State -mandated public review period for the Draft SIR is 45 days. The
public review period ran for a total of 46 days, from August 25, 2025 to
October 10, 2025.
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19. A total of 28 comment letters and emails were on the Draft SIR during the
public review period from public agencies, public interest organizations and
individuals.
20. After receiving public comments on the Draft SIR, the City prepared a Final
SIR for the TCSP. The Final SIR includes the written comments received
on the Draft SIR and the City's responses thereto. The Final SIR identifies
minor revisions to the Draft SIR and TCSP made in response to comments
received on the Draft SIR, as well as minor corrections to the documents
that have been identified by City staff.
21. A Mitigation Monitoring and Reporting Program ("MMRP") was prepared in
conformance with Public Resources Code Section 21081.6(a)(1) and is
attached hereto as Exhibit A and hereby incorporated by reference.
22. Findings of Fact and a Statement of Overriding Considerations
("FOF/SOC") were prepared in conformance with CEQA Guidelines
Sections 15091 and 15093 and are attached hereto as Exhibit B and hereby
incorporated by reference.
23. On February 5, 2026, the Final SIR, MMRP and FOF/SOC were uploaded
to the TCSP website, and hardcopies were made available for public review
at City Hall and at the Diamond Bar Public Library.
24. On February 10, 2026, the Planning Commission of the City of Diamond
Bar conducted a duly noticed public hearing regarding the Project, solicited
testimony from all interested individuals regarding the Project, the SIR, the
MMRP, and the FOF/SOC, and concluded said hearing on that date.
25. All legal prerequisites to the adoption of this resolution have occurred.
26. The documents and materials constituting the administrative record of the
proceedings upon which the City's decision is based are located at the City
of Diamond Bar, Community Development Department, Planning Division,
21810 Copley Drive, Diamond Bar, CA 91765.
B. RESOLUTION
NOW, THEREFORE, it is hereby found, determined and resolved by the Planning
Commission of the City of Diamond Bar, as follows:
1. That all of the facts set forth in the Recitals, Part A, of this Resolution are
true and correct.
2. That the SIR has been prepared and completed in compliance with the
requirements of the California Environmental Quality Act (CEQA) and
guidelines promulgated thereunder.
5
Page 29 of 122
3. That the SIR has been presented to the Planning Commission and that the
Planning Commission has reviewed and considered in the information
contained in the SIR prior to recommending City Council certify the SIR for
the TCSP.
4. That SIR reflects the City's independent judgement and analysis.
5. That mitigation measures, as set forth in the MMRP, have been
incorporated into the TCSP, which avoid or substantially lessen significant
adverse environmental impacts identified in Final SIR.
6. That with the implementation of the identified mitigation measures, all
potentially significant impacts will be reduced to a level of less than
significant with the exception of the following:
a. Air Quality — Implementation of the TCSP would result in a
cumulatively considerable net increase of criteria pollutants for which
the Planning Area region is non -attainment under an applicable
federal or state air quality standard. [Impact 3.2.2]
b. Air Quality — Implementation of the Proposed Project would expose
sensitive receptors to substantial pollutant concentrations.
[Impact 3.2.3]
C. Transportation — Implementation of the Proposed Project would
conflict or be inconsistent with CEQA Guidelines Section 15064.3,
Subdivision (b). [Impact 3.8.1 ]
7. That the Statement of Overriding Considerations has identified the specific
economic, legal, social, technological, or other benefits that override each
of the significant and unavoidable impacts associated with the
implementation of the TCSP.
8. The Planning Commission hereby recommends that the City Council: certify
the Final SIR to be complete and adequate; find that the Final SIR reflects
the independent judgment of the City Council; adopt the Statement of
Overriding Considerations; and adopt the Mitigation Monitoring and
Reporting Program attached hereto as Exhibit A and hereby incorporated
by reference.
The Planning Commission Secretary shall:
(a) Certify as to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to the City
Council of the City of Diamond Bar.
1.1
Page 30 of 122
PASSED, APPROVED AND ADOPTED THIS 10t" DAY OF FEBRUARY, 2026, BY THE
PLANNING COMMISSION OF THE CITY OF DIAMOND BAR.
Ruben Torres, Acting Chairperson
I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing
Resolution was duly introduced, passed, and adopted, at a special meeting of the
Planning Commission held on the 10t" day of February 2026, by the following vote:
AYES:
Commissioners:
NOES:
Commissioners:
ABSENT:
Commissioners:
ABSTAIN:
Commissioners:
ATTEST:
Greg Gubman, Secretary
7
Page 31 of 122
DIAMOND BAR TOWN CENTER SPECIFIC PLAN
MITIGATION MONITORING AND REPORTING PROGRAM
SCH No. 2018051066
PREPARED FOR:
CITY OF DIAMOND BAR
21810 COPLEY DRIVE
DIAMOND BAR, CA 91765
PREPARED BY:
SAPPHOS ENVIRONMENTAL, INC.
430 NORTH HALSTEAD STREET
PASADENA, CALIFORNIA 91107
JANUARY 22, 2026
Page 32 of 122
1. INTRODUCTION
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared pursuant to Public
Resources Code Section 21081.6, which requires a Lead Agency to adopt a "reporting or
monitoring program for changes to the project or conditions of project approval, adopted in order
to mitigate or avoid significant effects on the environment." In addition, Section 15097(a) of the
California Environmental Quality Act (CEQA) Guidelines requires that a public agency adopt a
program for monitoring or reporting mitigation measures and project revisions, which it has
required to mitigate or avoid significant environmental effects. This MMRP has been prepared in
compliance with the requirements of CEQA, Public Resources Code Section 21081.6, and
Section 15097 of the State CEQA Guidelines.
As stated in State CEQA Guidelines Section 15097(c), "monitoring" refers to the ongoing or
periodic process of the project oversight provided by the "Monitoring Agency." "Reporting" refers
to written compliance review that will be presented to the decision -making body or authorized staff
person. A report can be required at various stages throughout the project implementation or upon
completion of the mitigation measure.
The City of Diamond Bar is the Lead Agency for the Diamond Bar Town Center Specific Plan
Alternative 3 (hereafter, Alternative 3) and, therefore, is responsible for administering and
implementing the MMRP.
Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program
January 22, 2026 Page 2
Page 33 of 122
2. PROJECT DESCRIPTION
Planning Horizon
The planning horizon is the period of time for which Alternative 3 looks ahead in order to
comprehensively plan for the City's next major phase of growth, change, and development.
Alternative 3 establishes a horizon year of 2040, consistent with the City of Diamond Bar General
Plan 2040 (General Plan 2040).'
Alternative 3: High Density, No Road Diet
Alternative 3 would involve the phased redevelopment of approximately 45 acres of existing
suburban -style retail shopping centers. Currently, the Planning Area has 510,000 square feet of
existing commercial space comprised of retail, dining, and medical office, as well as 97 hotel
rooms. Alternative 3 includes objective design standards that would apply a unified design vision
to all future development to create a "sense of place."
Development Buildout
Alternative 3 would result in up to 2,055 housing units (increase of 705 units); 200 hotel rooms
(increase of 103 rooms); 40,000 square feet of public open space (increase of 40,000 square
feet); and 446,000 square feet of commercial space (decrease of 64,000 square feet), including
retail, dining, and entertainment uses (Table 2-1, Alternative 3 Maximum Buildout). The proposed
increase in density is consistent with the major conclusions of the Urban Land Institute — Los
Angeles (ULI-LA) Technical Assistance Panel (TAP) report, which states that "The TAP's vision
for the Diamond Bar Town Center includes higher residential densities than currently allowed in
the Vision 2040 General Plan."Z Alternative 3 would also include supporting infrastructure through
the adoption of Alternative 3 and associated entitlements.
To ensure a conservative approach, the analysis assumes maximum buildout of new housing
units, new commercial development, and related uses (Table 2-1). Actual buildout is dependent
on market conditions, birth rates, death rates, immigration rates, availability of resources, and
entitlement processes from federal, state, and local regulations. Actual buildout of Alternative 3
would involve the development of new driveways and privately owned accessways between
development within the Planning Area in addition to the development associated with housing,
hotels, and commercial space. New development would be required to conform to the Objective
Design Standards and Guidelines of the Specific Plan. Based on the density of development, the
Diamond Bar Town Center Specific Plan Supplemental Environmental Impact Report (SIR)
assumes that maximum buildout of Alternative 3 would involve construction of three- to six -story -
high buildings within the Planning Area .3
City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
2 Urban Land Institute. April 2021. Diamond Bar Town Center Technical Assistance Panel Report.
https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2O2l ?bidld=
(accessed October 29, 2024).
3 City of Diamond Bar. 2026. Diamond Bar Town Center Specific Plan: Final Supplemental Environmental Impact
Report. State Clearinghouse No. 2018051066. Prepared by Sapphos Environmental, Inc.
Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program
January 22, 2026 Page 3
Page 34 of 122
TABLE 2-1
Alternative 3 Maximum Buildout
General Plan 2040 Existing
Conditions 2023
High Density, No Road Diet
Housing units
0
2,055
Hotel
97 rooms
200 rooms
Retail/commercial
510,000 SF
446,000 SF
Open sace
0 SF
40,000 SF
Road diet
No
No
Number of Diamond Bar Blvd traffic lanes
6 lanes (within Planning Area) &
landscape median
6 lanes
Travel lane width
11-14.5 feet
11-14.5 feet
Turn pocket width
8.5-15 feet
8.5-15 feet
Bicycle lanes on Diamond Bar Blvd
Yes Class II/on street
Yes Class II/on street
Street parking on Diamond Bar Blvd
Not allowed
Not allowed
Sidewalk width on Diamond Bar Blvd
8-15 feet
8-15 feet
Bicycle lanes on Golden Springs Dr
Yes Class II
Yes Class II
Bicycle lanes on Grand Avenue
No
No
Bicycle lanes on Prospectors Road
No
No
Bicycle lanes on Sunset Crossing Road
I No
No
Source: Transportation Study (Appendix F to Supplemental Environmental Impact Report).
City of Diamond Bar. December 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
Note: Class II Bicycle Lanes: on -street bicycle lanes that are not protected from vehicular traffic, demarcated by paint and
signage.
The width of a typical sidewalk for a major arterial street through a commercial zone is 12-15 feet or more.
The General Plan 2040 proposes Class IV and Class III bicycle facilities within the Planning Area.
As indicated in Section 6.5 of the Specific Plan, structures would be up to 45 to 75 feet high
depending on building type (see Table 2-2, Alternative 3 Maximum Building Heights by Building
Type). Additionally, for height averaging, up to 30 percent of the building footprint area may be
one story (10 feet) taller than the maximum height allowed in a given zone, provided an equal
amount of building footprint area is one story (10 feet) shorter than the maximum allowed height.
Diamond Bar Town Center Specific Plan
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Mitigation Monitoring and Reporting Program
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TABLE 2-2
Alternative 3 Maximum Building Heights by Building Type
Maximum Height
Building Types
45 feet
Town House
50 feet
Flex/Loft Building
55 feet
Expose Garage Building
65 feet
Courtyard Building
Urban Supermarket
Urban Anchor Building
75 feet
Liner Building with Garage
Urban Block Building
Alternative 3 Development Standards
Alternative 3 contains numerous development standards that would avoid and/or reduce
environmental impacts. These design standards are described in detail in the Specific Plan in
Appendix G (Town Center Specific Plan) to the Draft SIR, with a selection presented in Table 2-
3, Alternative 3 Design Standards.
TABLE 2-3
Alternative 3 Design Standards
Specific Plan Section
Relevance
3. Public Realm
Design features in public space that encourage pedestrian activity, and reduce
reliance on cars.
4. Infrastructure
Upgrades to infrastructure, potentially resulting in a reduction in water and
energy use.
5. Land Use, Density and
Allowable residential uses and densities to support a variety of housing
Intensity Standards
opportunities.
6. Objective Design Standards
Support the development of a "sense of place" throughout the Planning Area by
setting forth building types, massing, landscaping, grading, lighting, parking,
pedestrian and bicycle access, utilities, si na e, architectural standards et al.
The design components or characteristics of future development under the Specific Plan would
comply with these development standards. For example, future development would require trash
receptacles to be covered and properly maintained in order to prevent potentially adverse odors.
In addition to design standards, the Specific Plan identifies constraints, opportunities, and other
guidance to support the City's goal of transforming the Planning Area into the vision described
therein.
Construction Scenario
The Specific Plan is a planning -level document and, as such, there are no known projects,
construction dates, or construction plans at this time. However, the type and size of total
anticipated growth were estimated for the purposes of this environmental analysis, including a
reasonable worst -case annual construction scenario.
Diamond Bar Town Center Specific Plan
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Mitigation Monitoring and Reporting Program
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Although future development that would occur under Alternative 3 would be subject to market
conditions and various factors, the analyses throughout the Supplemental Environmental Impact
Report (SIR) assume the maximum buildout that could occur with Alternative 3 implementation.
Individual development projects that could occur under Alternative 3 would be subject to the
applicable provisions of CEQA and would require additional survey, design, and engineering work
to support design development and ultimately project construction, operation, and maintenance.
The existing land uses within the Town Center Focus Area that would not be redeveloped would
remain open during the construction of individual projects, with portions of the subject property
closed off as necessary for construction activity. The anticipated development described in the
Specific Plan would be constructed within the Planning Area boundaries.
The exact locations of future projects and construction that would occur under Alternative 3 are
not known at this time, although it is assumed that some of the activities would take place in close
proximity to sensitive receptors, such as homes and schools. The severity of impacts due to
construction (such as air quality or noise) would ultimately depend on project -specific information,
such as the proximity of construction activities to sensitive receptors, the presence of intervening
barriers, the number and types of equipment used, and the duration of the activity. While these
details are not available at this time, it is assumed that future projects would comply with all
applicable federal, state, regional, and local regulations and standards.
Construction Schedule
While phasing of individual projects cannot be determined, construction impacts were analyzed
based on the assumption that construction could begin as early as summer 2025, and continue
through 2041, consistent with the planning horizon and assumptions of the General Plan 2040.
Construction is forecast based on the expectation that a maximum of 12.5 percent of the total
new development under Alternative 3 could be developed in any year (i.e., an even annual rate
of development over 15-16 years would result in 6.25 percent of Alternative 3 being built per year;
therefore, conservatively, this analysis assumes a maximum of twice that much development per
year or 12.5 percent of Alternative 3's maximum buildout).
Construction Activities
Construction would require the use of heavy equipment during the demolition, grading,
excavation, and other construction activities with the Planning Area. During each stage of
development for any given construction project, a different mix of equipment would be used. As
such, construction activity would fluctuate depending on the particular type, number, and duration
of use of the various pieces of equipment.
Construction activities would include demolition, site preparation, excavation, grading, building
construction, and paving. The analysis assumes that earthmoving cut and fill of soil would be
minimized onsite to minimize soil import or export by haul trucks. Heavy-duty equipment, vendor
supply trucks, and concrete trucks would be used during construction of foundations and
buildings. Landscaping and architectural coating would occur during the finishing activities.
Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program
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Page 37 of 122
Construction Equipment
The following types of construction equipment could potentially be used in the construction of
individual projects under Alternative 3:
• Dump trucks
• Graders or dozers for earthwork
• Concrete/industrial saws
• Crew vehicles
• Rubber tired dozers
• Tractors/loaders/backhoe
• Delivery Trucks
• Scrapers
• Excavators
• Cranes
• Forklifts
• Generator sets
• Welders
• Pavers
• Paving equipment
• Rollers
• Air compressors
• Pile drivers
This list of typical construction equipment was used to evaluate Alternative 3's potential
construction impacts.
Construction Requirements
Site preparation and construction for individual projects would be undertaken in accordance with
all federal, state, and local applicable building codes. Development within the City, including the
Planning Area, is required to comply with Chapter 22.28, Noise Control, of the Diamond Bar City
Code. Daily construction activities would be undertaken Monday through Saturday, between 7:00
a.m. and 7:00 p.m. No work shall be conducted on Sundays or any recognized federal, state, or
local holidays.'
The construction contractor shall ensure that all construction and grading equipment is properly
maintained. All stockpiles shall be covered at all times when not in use. Best management
practices (BMPs) shall be utilized through the duration of the construction per the Storm Water
Pollution Prevention Plan (SWPPP).
In accordance with Section 7050.5 of the California Health and Safety Code, if human remains
are encountered during excavation activities, the County Coroner shall be notified within 24 hours
of the discovery. No further excavation or disturbance of the site or any nearby areas reasonably
suspected to overlie adjacent remains within 100 feet shall occur until the County Coroner has
determined the appropriate treatment and disposition of the human remains.
4 City of Diamond Bar. NA Chapter 22.28 — Noise Control. Diamond Bar City Code.
https://library.municode.com/ca/diamond bar/codes/code_of_ordinances?nodeld=CICO_TIT22DECO—ARTI I ISIPLGE
DEST CH22.28NOCO
Diamond Bar Town Center Specific Plan Mitigation Monitoring and Reporting Program
January 22, 2026 Page 7
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3 MMRP
The SIR was prepared to address the potential environmental impacts of Alternative 3. The
evaluation of the Alternative 3's impacts in the SIR takes into consideration the mitigation
measures (MMs) that were incorporated into the SIR to avoid or reduce potentially significant
environmental impacts. This MMRP is designed to monitor implementation of the MMs identified
for Alternative 3 (Table 3-1, Mitigation Monitoring and Reporting Program).
Diamond Bar Town Center Specific Plan
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Mitigation Monitoring and Reporting Program
Page 8
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Verification
Mitigation Measure MM
Monitoring Phase
Enforcement Agency
Monitoring Agency
Initials
Date
Remarks
3.1 Air Quality
Certified General Plan EIR Mitigation Measure
Prior to issuance of
City of Diamond Bar
City of Diamond Bar
construction permit.
Community Development
MM-AQ-1: Construction Features. Future development projects implemented under the General Plan will be
Department
required to demonstrate consistency with SCAQMD construction emission thresholds. Where emissions from
individual projects exceed SCAQMD thresholds, the following measures shall be incorporated as necessary to
minimize impacts. These measures do not exclude the use of other, equally effective mitigation measures.5
• Require all off -road diesel equipment greater than 50 horsepower (hp) used for this Project to meet
USEPA Tier 4 final off -road emission standards or equivalent. Such equipment shall be outfitted with
Best Available Control Technology (BACT) devices including a California Air Resources Board certified
Level 3 Diesel Particulate Filter or equivalent.
• Require a minimum of 50 percent of construction debris to be diverted for recycling.
• Require building materials contain a minimum 10 percent recycled content.
• Require materials such as paints, primers, sealants, coatings, and glues to have a low volatile organic
compound concentration compared to conventional products. If low VOC materials are not available,
architectural coating phasing should be extended sufficiently to reduce the daily emissions of VOCs.
Certified General Plan EIR Mitigation Measure
Prior to discretionary
City of Diamond Bar
Construction contractor
project approval.
MM-AQ-2: Future Development. Future development would be required to demonstrate consistency with
City of Diamond Bar
SCAQMD's operational thresholds. For projects where operational emissions exceed regulatory thresholds, the
Community Development
following measures may be used to reduce impacts. Note the following measures are not all inclusive and
Department
developers have the option to add or substitute measures that are equally or more appropriate for the scope of
their project
• Develop a project specific Transportation Demand Management (TDM) program for residents and/or
employees that provides opportunities for ca rpool/van pools.
• Provide onsite solar/renewable energy in excess of regulatory requirements.
• Require that owners/tenants of non-residential or multi -family residential developments use architectural
coatings that are 10 grams per liter or less when repainting/repairing properties.
• Require dripless irrigation sensor units that prevent watering during rainstorms.
5 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
Diamond Bar Town Center Specific Plan
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Mitigation Monitoring and Reporting Program
Page 9
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Verification
Initials
Date
Remarks
Mitigation Measure MM
Monitoring Phase
Enforcement Agency
Monitoring Agency
Alternative 3 Additional Mitigation Measure
Measures identified
City of Diamond Bar
City of Diamond Bar
prior to issuance of
Community Development
MM-AQ-3: The SCAG Mitigation Monitoring and Reporting Program (MMRP) for the final Connect SoCal PEIR
construction permit.
Department
provides guidance for lead agencies in the consideration of project -level mitigation measures to reduce substantial
adverse effects related to a violation of air quality standards, in accordance with sections 15091(a)(2) and
Measures monitored
15126.4(a)(1)(B) of the State CEQA Guidelines. The City shall consider implementation of the following measures
from the initiation of
to reduce impacts, including (but not limited to):6
grading through
construction completion
• Suspend grading and earthmoving when wind gusts exceed 25 miles per hour unless the soil is wet
enough to prevent dust plumes;
• Cover trucks when hauling dirt;
• Require projects to use Tier 4 Final equipment or better for all engines above 50 horsepower (hp). In the
event that construction equipment cannot meet Tier 4 Final engine certification, the project representative
or contractor must demonstrate through future study with written findings supported by substantial
evidence that is approved by SCAG before using other technologies/strategies.
Alternative 3 Additional Mitigation Measure
Prior to the release of
City of Diamond Bar
City of Diamond Bar
grading and
Community Development
MM-AQ-4: Per the CAPCOA Handbook,' the City shall implement the following measure to reduce construction
construction permits
Department
emissions further for the refined project:
• C-3: Use Local Construction Contractors
Alternative 3 Additional Mitigation Measure
Prior to City Approval of
City of Diamond Bar
City of Diamond Bar
Plans and
Community Development
MM-AQ-5: Per the CAPCOA Handbook,$ the City shall implement the following measures to reduce operation
Specifications
Department
emissions further for the refined project, including (but not limited to):
• E-2: Require Energy Efficient Appliances
• E-12-A: Install Alternative Type of Water Heater in Place of Gas Storage Tank Heater in Residences
• E-12-13: Install Electric Space Heater in Place of Natural Gas Heaters in Residences
• E-13: Install Electric Ranges in Place of Gas Ranges
• E-15: Require All -Electric Development
• T-23: Community -Based Travel Planning
• AS-1: Use Low-VOC Cleaning Supplies
• AS-2: Use Low-VOC Paints
• LL-1: Replace Gas Powered Landscape Equipment with Zero -Emission Landscape Equipment
6 Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final PEIR. https://scag.ca.gov/sites/main/files/file-attachments/exhibit-
a_con nectsocal_pei r. pdf#:—:text=It%20is%20the%20i ntent%20of%20this %20 prog ram %20to%3A, and %20%287%29%20uti I ize%20existi ng%20review%20processes%20wherever%20feas i ble.
' California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full—handbook.pdf
8 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. https://caleemod.com/documents/handbook/full_handbook.pdf
Diamond Bar Town Center Specific Plan
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Mitigation Monitoring and Reporting Program
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Verification
Initials
Date
Remarks
Mitigation Measure MM
Monitoring Phase
Enforcement Agency
Monitoring Agency
Alternative 3 Additional Mitigation Measure
Prior to City approval of
City of Diamond Bar
City of Diamond Bar
Project Plans and
Community Development
MM-AQ-6: The CAPCOA Handbooks also offers qualitative or supporting measures. The refined project's Mobile
Specifications
Department
and Area emissions are the two most prominent sources of operational Air Quality emissions based on the best
available data. The City shall consider implementation of the following supporting measures to reduce
transportation emissions further for the refined project, including (but not limited to):
• T-30: Using cleaner -fueled vehicles.
• T-18: Provide Pedestrian Network Improvement.
• T-13: Implement Employee Parking Cash -Out.
• T-21-A: Implement Conventional Carshare Program.
Alternative 3 Additional Mitigation Measure
Prior to issuance
City of Diamond Bar
City of Diamond Bar
of Certificate of
Community Development
MM-AQ-7: The City shall consider implementation of the following CAPCOA Handbook supporting measure to
Occupancy
Department
reduce Area emissions:
• LL-2: Implement a yard equipment exchange program, which would require the refined project to
participate in an established yard equipment exchange program, supplement an established program, or
implement a new program.
Alternative 3 Additional Mitigation Measure
Prior to issuance
The City of Diamond Bar,
The City of Diamond Bar's
of Certificate of
who shall review annual
Transportation Demand
MM-TRANS-1: TDM Program. The refined project shall incorporate design features and transportation demand
Occupancy.
reports to ensure
Management (TDM)
management (TDM) measures known to reduce baseline and cumulative project -generated VMT as much as
appropriate responses to
Coordinator. Funding for this
feasible. These features and measures, originally described in the Transportation Study for the Diamond Bar Town
approved measures are
role to be fulfilled through
Center Specific Plan project, comprise the project's TDM Program. The TDM Program conforms to VMT mitigation
Monitoring shall be
practiced.
fees paid by the developers
guidelines found in City of Diamond Bar Transportation Study Guidelines for Vehicle Miles Traveled and Level of
conducted via annual
for common area
Service Assessment (September 2020).
reports submitted to the
maintenance and
city by the
management.
Some components of the TDM Program consist of physical features of the refined project's design which shall be
Transportation Demand
implemented over the duration of buildout of the refined project. Others which have an operational component will
Management (TDM)
be implemented as early as feasible based on the land use mix and infrastructure as the project is built over time.
Coordinator.
The City shall designate a TDM Coordinator to oversee implementation and ensure continued operation of the VMT
reduction strategies. The TDM Coordinator shall also produce annual monitoring reports describing the TDM
strategies implemented under the TDM Program and the effectiveness of the program. The reports shall be
submitted to the City for review to ensure that the mitigation obligations described in the TDM Program Plan are
fulfilled. The TDM Coordinator position — which may be part-time or full-time as deemed necessary — shall
eventually be funded through fees paid by the developers for common area maintenance and management.
Each feature and measure is described in detail below, along with its implementation schedule, measure of
effectiveness, and monitoring and reporting requirement:
9 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. hftps://caleemod.com/documents/handbook/full_handbook.pdf
Diamond Bar Town Center Specific Plan
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TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure MM
Monitoring Phase
Enforcement Agency
Monitoring Agency
Verification
Initials
Date
Remarks
• Increased Bicycle Access: Through the Road Diet and the City's Complete Streets project (being
undertaken separately from the refined project), the refined project shall incorporate Class IV protected
bicycle lanes on Diamond Bar Boulevard between Gentle Springs Lane / Palomino Drive and Golden
Springs Drive to upgrade the existing Class II bicycle lanes. This improvement from unprotected to
protected bicycle lanes reduces stress for bicyclists and, therefore, encourages bicycles as a mode choice.
These bicycle lanes would be implemented as part of the Road Diet, which would dictate its timing. Aside
from ensuring it is included in the Road Diet, there is no further monitoring or reporting requirement for this
measure.
• Bike Facilities: The TDM Program shall include secure bicycle parking for residents and employees per City
requirements. Each application for development under the Diamond Bar Town Center Specific Plan will be
required to demonstrate that it provides bicycle parking in accordance with City requirements. The annual
monitoring report would summarize how many bicycle parking spaces have been installed within the
Planning Area.
• First -Mile / Last -Mile Space: The TDM Program shall dedicate space in a central location for first mile / last -
mile solutions such as bike share, scooter share, or a future mode to serve medium -distance trips to larger
transit hubs, such as the City of Industry Metrolink Station, located approximately 3.3 miles away. This
space, which may be located in a parking structure, a building, or outside, will be set aside and constructed
prior to receiving certificate of occupancy for 50% of allowed development (measured in square feet) under
the Diamond Bar Town Center Specific Plan. Further, the TDM Coordinator will work with one or more
service providers to populate the space with first -mile / last -mile solutions made available to the public. Prior
to construction of this space, the annual monitoring report will track the amount of development that has
occurred under the Diamond Bar Town Center Specific Plan to ensure the space is provided on schedule.
Following its construction, the annual monitoring report will identify the services provided, pricing, and the
level of utilization on a monthly basis over the prior year. Based on the Transportation Study, there is no
target level of utilization for these services. However, the TDM Coordinator should periodically review the
costs and benefits of the program compared with the level of utilization and, if necessary, identify alternative
types of services that may be provided within this space to more effectively reduce VMT.
• Improved Pedestrian Network: This TDM Program includes the development of new connections within the
Planning Area and connecting to other areas. The refined project would improve pedestrian connectivity
within the Planning Area, such as between the portion of the site fronting Golden Springs Drive and the
portion of the site fronting Diamond Bar Boulevard, which is currently blocked by buildings, landscaping, and
a grade differential. It would improve pedestrian connectivity to the surrounding areas, including by
providing a connection to Prospectors Road and the residential neighborhood it serves. These features
enhance walkability and accessibility. These pedestrian network connections are fundamental to the design
guidelines incorporated into the Diamond Bar Town Center Specific Plan and will be implemented gradually
throughout the duration of buildout. There is no further monitoring or reporting requirement for this measure.
• Car Sharing Program or Rideshare Subsidies: The TDM Program shall either provide parking spaces and
subsidies for car sharing services such as ZipCar, Car2Go, GetAround, etc. or the TDM Coordinator may
develop agreements with one or more rideshare companies (e.g., Uber or Lyft) to provide subsidized rides
for eligible residents and employees to or from the Planning Area. Such programs allow residents to forego
car ownership but still have a vehicle available for certain types of trips where walking, bicycling, carpooling,
or transit are not reasonable options. If the car sharing service option is selected, spaces shall be set aside
Diamond Bar Town Center Specific Plan
January 22, 2026
Mitigation Monitoring and Reporting Program
Page 12
Page 43 of 122
TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure MM
Monitoring Phase
Enforcement Agency
Monitoring Agency
Verification
Initials
Date
Remarks
upon construction of any parking structure in the Planning Area and the TDM Coordinator will work with a
service provider to provide a car sharing solution with at least two vehicles. The efficacy of the program
shall be measured by the number of uses per month per vehicle. If the vehicles are used an average of two
or more times per day, the TDM Coordinator should consider adding to the fleet. If the vehicles are used
fewer than one time per day on average, the TDM Coordinator should consider additional marketing or
reducing the fleet. If a rideshare agreement is made in lieu of a car sharing service, it shall be implemented
prior to receiving a certificate of occupancy for 30% of allowed development under the Diamond Bar Town
Center Specific Plan and would be open to all residents and employees within the Planning Area. The
program should target participation on a monthly basis by at least 5% of households and 1 % of employees.
If participation is below these levels, the TDM Coordinator should consider additional marketing or
increasing subsidies. The annual monitoring report will include a summary of the services offered and prices
(or subsidy amounts) and a summary of utilization on a monthly basis, including the number of unique
users.
• Commute Trip Reduction Marketing & Education: The TDM Program shall implement a marketing campaign
for project employees and visitors encouraging the use of transit, shared rides, and active modes to reduce
VMT. The TDM Program would target this campaign at employees, residents, and visitors to the Planning
Area. This campaign would be implemented following certificate of occupancy for 30% of allowed
development under the Diamond Bar Town Center Specific Plan. The annual monitoring reports shall
include a copy of all marketing and educational materials and a summary of any outreach efforts from the
prior year.
• Employee Parking Cash -out: The TDM Program shall charge employers for employee parking and
employers will be required to reimburse employees for the cost of parking if they don't park a car at work.
This provides a direct monetary benefit to the employee for choosing alternative travel modes and has been
shown to reduce VMT. Paid employee parking cannot begin until parking areas are converted to controlled
access which will not occur until one or more parking structures are completed. Therefore, employee
parking cash -out shall begin upon commencement of paid employee parking. The efficacy of the employee
parking cash -out program should be measured as the ratio of the number of employees taking advantage of
the cash -out program to the number of leased spaces by employers. The program should target a 2%
participation rate in accordance with the level of employee VMT reduction estimated in the Transportation
Study. The annual monitoring report shall include the numbers used to calculate the participation rate as
well as information on parking pricing. If the target participation rate is not met, corrective measures should
be implemented by the TDM Coordinator, such as enhanced marketing of the program or raising the price of
parking.
• Unbundled Residential Parking: The TDM Program shall require parking to be leased to residents
separately from their residential unit leases. This makes the cost of automobile storage transparent to
residents, provides a direct monetary benefit to living without owning a vehicle, and reduces VMT by
encouraging alternate modes of transportation. To ensure effectiveness, the TDM Program shall require
pairing with the implementation of a residential parking permit program in nearby residential neighborhoods
to avoid shifting project resident parking into those neighborhoods. Unbundled residential parking will be
incorporated into any and all residential development under the Diamond Bar Town Center Specific Plan.
The efficacy of the unbundled residential parking program should be measured as the ratio of the number of
leased residential spaces compared to the parking requirement associated with the residential units, as
calculated based on the City Code of Ordinances, Section 22.30.040 accounting for the specific unit mix.
Diamond Bar Town Center Specific Plan
January 22, 2026
Mitigation Monitoring and Reporting Program
Page 13
Page 44 of 122
TABLE 3-1
Mitigation Monitoring and Reporting Program
Mitigation Measure MM
Monitoring Phase
Enforcement Agency
Monitoring Agency
Verification
Initials
Date
Remarks
The target ratio should be 95% or lower (i.e., 5% lower lease rate than required parking ratio) in accordance
with the level of residential VMT reduction estimated in the Transportation Study. The annual monitoring
report shall include the numbers used to calculate the residential parking ratio as well as information on
parking pricing. If the target ratio is not met, residential parking pricing should be increased and marketing
and education efforts to residents regarding alternative modes of transportation should be increased.
The ultimate goal of the TDM Program is to reduce VMT in the most effective manner possible, which may require
periodic re-evaluation of the measures described above. The TDM Coordinator shall use the information compiled
in the annual reports to evaluate the effectiveness of the operational measures and assess when a change is
warranted. Any change to the TDM Program must be reviewed and approved by City staff through a determination
that it will provide equivalent or greater VMT reduction than the measures being replaced.
Diamond Bar Town Center Specific Plan
January 22, 2026
Mitigation Monitoring and Reporting Program
Page 14
Page 45 of 122
DIAMOND BAR TOWN CENTER SPECIFIC PLAN
FINDINGS OF FACT
AND
STATEMENT OF OVERRIDING CONSIDERATIONS
STATE CLEARINGHOUSE No. 2018051066
PREPARED FOR:
CITY OF DIAMOND BAR
21810 COPLEY DRIVE
DIAMOND BAR, CA 91765
PREPARED BY:
SAPPHOS ENVIRONMENTAL, INC.
430 NORTH HALSTEAD STREET
PASADENA, CALIFORNIA 91107
FEBRUARY 2026
Page 46 of 122
TABLE OF CONTENTS
SECTION PAGE
I Introduction and Background........................................................................................ 1-1
1.1
Certification...................................................................................................1-1
1.2
Project Location............................................................................................
1-2
1.3
Project Goals and Objectives........................................................................
1-2
1.4
Staff -Recommended Project: Alternative 3 (High Density, No Road Diet) .......
1-3
1.5
CEQA Review Process..................................................................................
1-6
11 Potential Environmental Effects That Are Less than Significant....................................11-1
11.1
Aesthetics....................................................................................................
11-1
11.2
Air Quality....................................................................................................
II-2
11.3
Greenhouse Gas Emissions.........................................................................
I I-5
11.4
Hydrology and Water Quality........................................................................
II-5
11.5
Noise...........................................................................................................
11-6
11.6
Public Services............................................................................................
11-7
11.7
Recreation.................................................................................................
II-10
11.8
Utilities and Service Systems.....................................................................
II-11
III Potential Environmental Effects That Can Be Mitigated to a Level of Insignificance ....111-1
IV Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to Below the
Levelof
Significance...................................................................................................
IV-1
IV.1 Air Quality................................................................................................... IV-1
IV.2 Transportation.............................................................................................IV-6
V Findings Regarding Recommended Project and Alternatives Not Recommended for
Adoption...................................................................................................................... V-1
V.1 Range of Reasonable Alternatives................................................................ V-2
V.2 Comparative Analysis of Alternatives............................................................ V-3
VI Findings Regarding Mitigation Monitoring and Reporting Program ............................ VI-1
VII Finding Regarding Location and Custodian of Documents ........................................ VII-1
VIII Finding Regarding Independent Judgment............................................................... VIII-1
IX State CEQA Guidelines Sections 15091, 15092, and 15093 Findings ....................... IX-1
IX.1 State CEQA Guidelines Section 15091 Findings .......................................... IX-1
IX.2 State CEQA Guidelines Section 15092 Findings .......................................... IX-3
IX.3 State CEQA Guidelines Section 15093 Findings .......................................... IX-3
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page i
Page 47 of 122
XI
CEQA Guidelines Section 15093 Findings: Statement of Overriding Considerations... X-1
References................................................................................................................. XI-1
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page ii
Page 48 of 122
INTRODUCTION AND BACKGROUND
1.1 Certification
Findings of Fact and Statement of Overriding Considerations Regarding the Diamond Bar
Town Center Specific Plan Final Supplemental Environmental Impact Report (State
Clearinghouse Number No. 2018051066)
As required pursuant to Section 15090 of the State of California Environmental Quality Act
(CEQA) Guidelines, the City of Diamond Bar (City) certifies that the Supplemental Environmental
Impact Report (SIR) for the Diamond Bar Town Center Specific Plan (State Clearinghouse No.
2018051066) has been completed in compliance with CEQA. The Diamond Bar Town Center
Specific Plan SIR supplements both the certified Diamond Bar Comprehensive General Plan
Update and Climate Action Plan Draft Environmental Impact Report (certified in 2019) (Certified
General Plan EIR) that was prepared for the Diamond Bar General Plan 2040 (adopted in 2019)
(General Plan 2040) as refined by the Addendum EIR prepared for the General Plan 2040
(certified in 2022) for the 2021-2029 Housing Element Update, and Land Use and Economic
Development Updates (adopted in 2022).1,2,3 These are available for review at the project website,
A Downtown for Diamond Bar:
/www.downtown4db.com/environmental-review.
The Final SIR was presented to the City Planning Commission and City Council. The Planning
Commission provided its recommendations to the City Council for review and consideration. The
City is the Lead Agency pursuant to CEQA, and the City Council is the decision -making body who
acts on behalf of the City. The City Council has reviewed and considered the information
contained in the Final SIR prior to approving the project.
The Final SIR is comprised of Volume I: Draft SIR, dated August 2025; Volume II:
Technical Appendices to the Draft SIR, dated August 2025; and Volume III: Final SIR,
dated January 2026.
This document is available for review by the public starting January 2026 at:
https://www.downtown4db.com/environmental-review
The Final SIR reflects the City Council's independent judgment and analysis.
As required by Section 15092 of the State CEQA Guidelines, the City Council has:
Eliminated or substantially lessened all significant effects on the environment where
feasible as demonstrated in the Section 15091 Findings.
Determined that any remaining significant effect on the environment found to be
unavoidable pursuant to the Section 15091 Findings are acceptable due to overriding
concerns as described in Section 15093.
City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
3 City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021-2029.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-1
Page 49 of 122
As required by Section 15093 of the State CEQA Guidelines, the City Council's approval of the
project, which will result in the occurrence of significant impacts that are identified in the Final SIR
that are not avoided or substantially lessened to a less than significant level, include a written
statement of overriding considerations stating the specific reasons to support its actions based
on the Final SIR and other information in the administrative record for the Final SIR.
1.2 Project Location
The Planning Area is approximately 45 acres, less than 0.5 percent of the land area within the
City limits, bounded on the north by the Pomona Freeway (State Route [SR] 60), on the east by
a neighborhood of single-family homes, on the south by Lorbeer Middle School and Mount
Calvary Lutheran Church and School, and on the west by the Fall Creek private condominium
community. The Planning Area is composed of 35 individual parcels with 23 unique property
owners within a suburban -style commercial district (see Section 2.1, Regional Location and
Project Boundaries, in the Draft SIR). The Planning Area is centered around Diamond Bar
Boulevard, a six -lane thoroughfare with painted bike lanes, that bisects the Town Center and
extends over 1,800 feet. It is bounded on the south by Golden Springs Drive for approximately
1,600 feet and on the north by the SR-60 Freeway. Access to the Town Center is provided by
both SR-60 and SR-57. Traveling on SR-60, access to the Town Center can be attained by
Diamond Bar Boulevard (Exit 26).
1.3 Project Goals and Objectives
Section 1.5, Plan Goals, in the Specific Plan lists eight goals. These goals are listed below as the
eight objectives of the Diamond Bar Town Center Specific Plan for purposes of this SIR:
1. Implement the community vision, goals, and policies of the General Plan, which
established the Town Center Mixed Use land use designation to "foster the development
of a vibrant, pedestrian -oriented Town Center in Diamond Bar that serves as a place for
Diamond Bar's residents to shop, dine, and gather."
2. Make the Town Center a complete neighborhood with a sense of place, that takes
advantage of its location, to provide residents and visitors a unique experience.
3. Ensure that the physical design and programming of the Town Center supports health,
wellbeing, and environmental sustainability, the latter so as to make progress toward
meeting the greenhouse gas reduction targets of the Diamond Bar Climate Action Plan by
supporting compact, infill, mixed -use development.
4. Allow for car-lite / car -optional living allowing those who choose not to use their car on a
daily basis or who choose not to own a car at all to be easily accommodated thus furthering
progress to the City's climate action goals.
5. Provide great public spaces, and small parks with regenerative landscapes to support the
goal of environmental sustainability.
6. Include a mix of uses and urban housing types at a range of affordability levels, so as to
implement the 6th Cycle Housing Element (Chapter 9 of the General Plan) and to fulfill
Diamond Bar's commitment to provide affordable housing opportunities by rezoning the
Town Center Specific Plan project area to facilitate the development of a portion of
Diamond Bar's Regional Housing Needs Assessment (RHNA) allocation, including the
production of housing that will be affordable to lower -income households.
7. Provide flexibility for the future — particularly for retail and commercial space — so as to
adapt to changes in lifestyle and market conditions that are likely to occur throughout the
lifespan of the plan.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-2
Page 50 of 122
8. Facilitate the development of the Town Center in phases or increments so as to recognize
the multiple owners in the Plan Area and the expectation that these owners will likely have
different time frames for redevelopment.
1.4 Staff Recommended Project: Alternative 3: High Density, No Road
Diet
Alternative 3, the High Density, No Road Diet Alternative, is intended to implement the General
Plan 2040 by supporting its vision and development policies that guide the physical growth of the
Planning Area. The Specific Plan details development standards, infrastructure requirements, and
implementation measures for the Town Center. Alternative 3 establishes a horizon year of 2040,
consistent with the General Plan 2040. The Specific Plan proposes the development of up to
2,055 housing units, which would result in a maximum residential density of approximately 46
dwelling units per acre (du/ac) in the Planning Area, as well 200 hotel rooms, 40,000 square feet
(sf) of public open space, 446,000 sf of redeveloped commercial space, and supporting
infrastructure (Table 1.4-1, Comparison of Certified General Plan EIR to Recommended Project:
Alternative 3, High Density, No Road Diet). The six lanes of Diamond Bar Boulevard are retained
within the Planning Area, with 11-feet wide lane widths, and 10-feet-wide turn pockets (Table 1.4-
1). Alternative 3 does not accommodate parking on Diamond Bar Boulevard (Table 1.4-1). The
existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained. Alternative 3
includes Class IV bicycle lanes on Golden Springs Drive, Grand Avenue, and Prospectors Road
and a Class III bicycle lane on Sunset Crossing Road (Table 1.4-1). Alternative 3 achieves the
basic objectives of the Specific Plan. Alternative 3 is compatible with the City's adopted "Complete
Streets" Project. Alternative 3 retains all three existing traffic lanes in each direction on Diamond
Bar Boulevard.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-3
Page 51 of 122
TABLE 1.4-1
COMPARISON OF CERTIFIED GENERAL PLAN EIR TO RECOMMENDED PROJECT:
ALTERNATIVE 3, HIGH DENSITY, NO ROAD DIET
Housing units
Hotel
Retail/commercial
Open space
Road diet
Number of Diamond
Bar Blvd traffic
lanes
Travel lane width'
Turn pocket width'
Bicycle lanes on
Diamond Bar Blvd
Street parking on
Diamond Bar Blvd
Sidewalk width on
Diamond Bar Blvd
Bicycle lanes on
Golden Springs Dr
Bicycle lanes on
Grand Avenue
Bicycle lanes on
Prospectors Road
General Plan 2040
Existing
Conditions (2023)
0
97 rooms
510,000 sf
0 sf
No
6 lanes (within
Planning Area) &
landscaped median
11-14.5 feet
8.5-15 feet
Yes (Class II/on
+roo+\ 1
Not allowed
8-15 feet2
Yes (Class II)
No
No
No -Project
Alternative
(Housing Element
Update)
1,350
97 rooms
510,000 SF
0 SF
No
6 lanes
11 feet
10 feet
Yes (Class IV)
Not allowed
8-15 feet
Yes (Class IV)
Yes (Class IV)
Yes (Class IV)
Alternative 3
2,055
200 rooms
446,000 sf
40,000 sf
No
6 lanes
Proposed Cha
+2,055 units
+103 rooms
—64,000 sf
+40,000 sf
No change
No change
11 feet
0-3.5 feet
10 feet
—5 feet — +1.5 feet
Yes
No change
Not allowed
No change
8-15 feet
Yes (Class II)2,3,4
Yes (Class IV)2,3,4
Yes (Class IV).2,3,4
Bicycle lanes on No Yes (Class III) Yes (Class III),2,3,4
Sunset Crossing
No change
On -street bike lanes
to Protected bike
lanes12.4
No bike lanes to
Protected bike
lanes12,4
No bike lanes to
Protected bike
lanes12,4
No bike lanes to
Shared bike lanes12,4
Road
Source: Transportation Study (Appendix F to SIR).
City of Diamond Bar. December 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-2040
Note: sf = square feet.
1 Turn Lane width and turn pocket width are based on the width with the Complete Streets Project in place for the approved
General Plan 2024 and proposed Alternative 3.
2 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: lass II
Bicycle Lanes: on -street bicycle lanes that are not protected from vehicular traffic, demarcated by paint and signage. Class III
Bicycle Lanes: bicycle routes that are shared with vehicles, typically on low -volume, low -speed streets. Class IV Bicycle Lanes:
protected bicycle lanes/bikeways that are physically separated from vehicle traffic and are exclusively for bicycle use.
3 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: The width
of a typical sidewalk for a major arterial street through a commercial zone is 12-15 feet or more.
4 Alternative 3 is able to accommodate the Bicycle Lane improvements contemplated by the Complete Streets Project: The
General Plan proposes Class IV and Class III bicycle facilities within the Planning Area.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-4
Page 52 of 122
Development Buildout
When compared to the No -Project Alternative (adopted General Plan 2040, as most recently
updated by the 2019 Housing Element Update) Alternative 3 includes up to 2,055 housing units
(increase of 755 units); 200 hotel rooms (increase of 103 rooms); 40,000 square feet of public
open space (increase of 40,000 square feet); and 446,000 square feet of commercial space
(decrease of 64,000 square feet), including retail, dining, and entertainment uses (see SIR
Section 4.4, Description of Alternatives, and Table 4.4-1, Comparison of Key Characteristics for
Refined Project and Alternatives). The proposed increase in density is consistent with the major
conclusions of the Urban Land Institute — Los Angeles (ULI-LA) Technical Assistance Panel (Tap)
Report,4 which states that "The TAP's vision for the Diamond Bar Town Center includes higher
residential densities than currently allowed in the Vision 2040 General Plan.115 Alternative 3 also
includes supporting infrastructure through the adoption of Alternative 3 and associated
entitlements.
To ensure a conservative approach, the analysis in the SIR assumed maximum buildout of new
housing units, new commercial development, and related uses. Actual buildout is dependent on
market conditions, birth rates, death rates, immigration rates, availability of resources, and
entitlement processes under federal, state, and local regulations. Actual buildout of Alternative 3
would involve the development of new driveways and privately owned accessways between
development within the Planning Area in addition to the development associated with housing,
hotels, and commercial space, in order to present a worst -case scenario throughout the analysis
in the SIR. Based on the density of development, the SIR assumes that maximum buildout of
Alternative 3 would involve construction of three- to six -story -high buildings within the Planning
Area. New development would be required to conform to the Objective Design Standards and
Guidelines of the Specific Plan. Alternative 3 includes objective design standards that would apply
a unified design vision to all future development to create a "sense of place."
General Plan Amendment
A General Plan Amendment would be required to increase the maximum residential density
allowed within the Planning Area to allow Alternative 3 proposed density.
The "Town Center Mixed Use" land use designation in the Land Use and Economic Development
Chapter of the General Plan 2040 establishes a maximum floor area ratio (FAR) of 1.5 and a
residential density of 20.0 to 30.0 du/ac.6
Alternative 3 proposes the development of up to 2,055 housing units, which would result in a
maximum residential density of approximately 45.7 du/ac in the Planning Area and assumes that
all housing developments would include either 5 percent low-income or 15 percent moderate-
4 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenterNiew/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
5 Urban Land Institute -Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar Town Center.
https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-April2O2l ?bidld=
(accessed October 29, 2024).
6 City of Diamond Bar. August 2022. Diamond Bar General Plan 2040: Land Use and Economic Development
Element 2021-2029. https://www.diamondbarca.gov/DocumentCenter/View/8443/2021-2029-Housing-Element-
Update?bidld=
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-5
Page 53 of 122
income units. Alternative 3 would involve amendments to the General Plan 2040 to update the
maximum residential density for the Town Center Mixed Use land use designation.
Zoning Amendment
An amendment to the City Zoning Map would be required to re -zone all parcels within the Planning
Area to "Specific Plan." Alternative 3 would specify the permitted uses, maximum residential
density, and FAR within the Planning Area.
All parcels in the Planning Area are zoned by the City as Regional Commercial (C-3), Community
Commercial (C-2), and Neighborhood Commercial (C-1). Title 22, Development Code, of the
City's Code of Ordinances states that the allowable FAR for nonresidential development in these
zones shall be from 0.25 to 1.00,' which is less than the Alternative 3 FAR. Consistent with the
Housing Element 2021-2019, Alternative 3 would involve amendments to the City Zoning Map to
rezone all parcels in the Planning Area to "Specific Plan" to allow the proposed density and FAR
of Alternative 3.
1.5 CEQA Review Process
This section describes the environmental review process undertaken for this SIR pursuant to
CEQA.
Notice of Preparation and Scoping
The Notice of Preparation (NOP) was issued on June 5, 2023, and the public scoping period
was from June 5, 2023, to July 5, 2023. A Notice of Completion (NOC) of an initial study was
filed with the State Office of Planning and Research, and the NOP was filed with the Los Angeles
County Clerk -Recorder and distributed by issuance in the San Gabriel Tribune on June 5, 2023,
and notices mailed to 905 interested stakeholders, property owners, and business owners within
a 1,000-foot radius of the Planning Area. A scoping meeting was held on June 8, 2023, at the
Windmill Room, Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, California 91765.
The NOP and Initial Study were available for review during the scoping period at the offices of
the City of Diamond Bar Planning Division, located at 21810 Copley Drive, Diamond Bar,
California 91765 and on the Planning Division website:
https://www.diamondbarca.gov/1065/Town-Center-Specific-Plan
The NOP and related comment letters received are included as Appendices A and C,
respectively, of the SIR.
Tribal Consultation
Pursuant to State law (Assembly Bill [AB] 52 and Senate Bill [SB] 18), the City contacted and
sent letters for consultation on June 7, 2022, to nine Native American Groups and received two
replies during the 90-day consultation request period required under SB 18:
City of Diamond Bar. NA Code of Ordinances, Title 22 — Development Code, Chapter 22.10 —
Commercial/Industrial Zoning Districts.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-6
Page 54 of 122
1. On June 10, 2022, Andrew Salas of the Gabrieleno Band of Mission Indians — Kizh
Nation stated that they agree with the Diamond Bar Town Center Specific Plan but would
like to request further consultation if ground disturbance is to occur for all future projects
at this location.
2. On July 7, 2022, Christina Conley of the Gabrielino Tongva Indians of California
responded stating that they have no comment on the Diamond Bar Town Center Specific
Plan.
In addition, the City contacted and sent letters for AB 52 consultation on July 9, 2025, to three
Native American Groups and received two replies during the 30-day required consultation request
period:
1. On July 9, 2025, Joseph Ontiveros of the Soboba Band of Luiseno Indians requested that
consultation be deferred to Anthony Morales of the San Gabriel Band of Mission Indians.
2. On July 10, 2025, Brandy Salas of the Gabrieleno Band of Mission Indians - Kizh Nation
stated that they have no concerns at this time and requested notification prior to any
ground -disturbing activities.
3. As of August 9, 2025, the City did not receive any response from Anthony Morales of the
Gabrieleno/Tongva San Gabriel Band of Mission Indians. The City made an unsuccessful
effort to contact Mr. Morales via telephone on July 9, 2025, and two additional contact
efforts were made via email on July 9 and 16, 2025.
Although no Native American (Tribal) consultation was requested for the Diamond Bar Town
Center Specific Plan under SB 18 and AB 52, consistent with the Certified General Plan EIR,
City staff shall facilitate project -specific consultation prior to ground disturbance occurring for
future projects within the Planning Area (Certified General Plan EIR Mitigation Measure 3.4-2).
No Tribal cultural resources have been previously recorded intersecting the Planning Area or
within a quarter -mile radius, and background research does not indicate the presence of Tribal
cultural resources within the Planning Area. Any Tribal cultural resources found on the project
site during construction would be protected by adherence to Resource Conservation Measures
RC-P-49 and RC-P-50. In accordance with Section 7050.5 of the California Health and Safety
Code, if human remains are encountered during excavation activities, the County Coroner shall
be notified within 24 hours of the discovery. Furthermore, the Diamond Bar Town Center
Specific Plan would implement Certified General Plan EIR Resource Conservation Measures
RC-G-15, RC-P-49, and RC-P-50, as well as comply with regulatory requirements relating to
the unanticipated discovery of Tribal cultural resources.
Draft SIR Review
The Draft SIR was distributed for review to the public and interested and affected agencies for
a period of 46 days from August 25, 2025, to October 10, 2025. An NOC of a Draft SIR was
filed with the State Office of Planning and Research, and the Notice of Availability (NOA) was
filed with the Los Angeles County Clerk -Recorder and distributed by issuance in the San Gabriel
Valley Tribune on August 25 and September 8, 2025, and notices mailed to 910 interested
stakeholders, property owners, and business owners within a 1,000-foot radius of the Planning
Area.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-7
Page 55 of 122
The NOA, Draft SIR, and all related technical studies were available for review during the public
review period at the offices of the City of Diamond Bar Planning Division, located at 21810
Copley Drive, Diamond Bar, California 91765 and on the Planning Division website:
https://www.diamondbarca.gov/1065/Town-Center-Specific-Plan
Final SIR and Certification
A total of 28 comment letters and emails were received during the 46-day public review period
between August 25, 2025, and October 10, 2025. The City, as Lead Agency, considered all
comments and has provided written responses to comments received on the Draft SIR per
CEQA Guidelines Section 15088. All comments received during the public review period and
responses to those comments are included in the Final SIR.
Relevant Plans and Environmental Studies
Pursuant to CEQA Guidelines Section 15150, an EIR may incorporate by reference all or
portions of another document which is a matter of public record or is generally available to the
public. Where all or part of another document is incorporated by reference, the incorporated
language shall be considered to be set forth in full as part of the text of the SIR. Documents
incorporated by reference must be briefly summarized in the SIR and made available to the
public for inspection at a public place or a public building. The following reports are hereby
incorporated by reference and are available for review at the City of Diamond Bar Planning
Division:
• City of Diamond Bar Existing Conditions Report, Volumes I, II, and III (March 2017)
• City of Diamond Bar Adopted General Plan, including Certified Housing Element
(December 2019—August 2022)
• City of Diamond Bar Adopted Climate Action Plan (December 2019)
• City of Diamond Bar 61h Cycle Housing Element (Adopted by the City Council August
2022, certified by HCD October 2022)
• City of Diamond Bar Addendum No. 1 to General Plan Update EIR for Housing Element
(August 2022)
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 1-8
Page 56 of 122
II POTENTIAL ENVIRONMENTAL EFFECTS THAT
ARE LESS THAN SIGNIFICANT
The analysis undertaken in support of the SIR for the Specific Plan determined that Alternative 3
(High Density, No Road Diet) will result in less than significant impacts, taking into consideration
clarifications and revisions to the Draft SIR, in relation to the following environmental resource
categories articulated in Appendix G of the State CEQA Guidelines:
11.1 AESTHETICS
Impact 3.1.1 Would the project create a new source of substantial light or glare which
would adversely affect daytime or nighttime views in the area?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.1, Aesthetics) determined that Alternative 3 will result in less
than significant impacts to aesthetics in relation to creating a new source of substantial light or
glare which could adversely affect daytime or nighttime views in the area. No mitigation measures
are required.
Rationale:
General Plan 2040 Policy LU-P-8 ensures that new residential development within the Planning
Area will be compatible with the prevailing character of the surrounding neighborhood in terms
of building scale, density, massing, and design, where the General Plan 2040 designates higher
densities and provides adequate transitions to existing development. Conformance with
provisions in the Diamond Bar City Code that limit light and glare for new non-residential and
residential development (Section 22.16.050. — Exterior lighting; Section 21.30.140. — Street
lighting; and Section 22.30.070. — Development standards for off-street parking) would be
required. Operation and maintenance of Alternative 3 would be implemented in accordance with
City's development code and in conformance with the development standards related to light
shielding for new or modified lighting sources, street lighting installation, and off-street parking
restrictions to reduce sources of light and glare to the extent feasible.
Furthermore, the General Plan 2040 requires that efficient materials and lighting to be
considered based on comfort, safety, visibility, cost, convenience, and environmental impact
during the redevelopment of the mixed -use Town Center.' In addition, the development of
Alternative 3 would be subject to conceptual design and plan check reviews in relation to light
and glare, as well as all design components would be required to comply with City Code section
22.16.050, Exterior Lighting.
' City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Community Character & Placemaking.
https://www.diamondbarca.gov/Docu mentCenter/View/7090/3-Community-Characterr?bid Id=
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-1
Page 57 of 122
11.2 AIR QUALITY
Impact 3.2.1 Would the project conflict with or obstruct implementation of the applicable
air quality plan?
Impact:
Less than Significant for Construction and Operation.
Finding:
The analysis in the SIR (Section 4.6.2, Air Quality) determined that Alternative 3 will result in less
than significant impacts to air quality in relation to conflict with or obstruction of implementation of
the applicable air quality plan. No mitigation measures are required.
Rationale:
As discussed in the SIR, Alternative 3 would result in the same level of air quality emissions as
the refined project with respect to both its construction and operation. Accordingly, the SIR
findings for Impact 3.2.1 apply to Alternative 3, meaning Alternative 3 would not conflict with the
2022 AQMP, SCAG's forecasts, and the General Plan. Alternative 3 aligns with the General Plan,
which aims for a diverse and efficiently -operated local and regional ground transportation system
that reduces per capita VMT,2 and with SCAG's Connect SoCal strategies that focus on balancing
the conservation of open space with new development, improving mobility options, and creating
new economic growth in the region.' The proposed mixed -use development would serve as a
center of activity for residents, provide housing, retail opportunities, and spaces for community
gatherings; and endeavors to influence long-term health by promoting compact development
patterns and transportation demand management measures to reduce VMT. Accordingly,
Alternative 3 would result in less than significant impacts and would not conflict with or obstruct
the implementation of an applicable air quality plan.
Impact 3.2.2 Would the project result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non -attainment under an
applicable federal or state ambient air quality standard?
Impact:
Less than Significant for Construction.
Finding:
The analysis in the SIR determined that Alternative 3 would result in less than significant impacts
to air quality for construction in relation to a cumulatively considerable net increase of any criteria
pollutant for which the project region is non -attainment under an applicable federal or state
ambient air quality standard.
2 City of Diamond Bar. 2019. Diamond Bar General Plan 2040.Chapter 5 — Resource Conservation.
https://www.diamondbarca.gov/Docu mentCenter/View/7092/5-Resource-Conservationr?bid Id=
3 Southern California Association of Governments. September 2020. Connect SoCal.
https:Hscag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-plan_O.pdf?l 606001176
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-2
Page 58 of 122
Rationale:
The Certified General Plan EIR found that the 2022 Housing and Land Use Element Updates
would exceed South Coast Air Quality Management District (SCAQMD) significance thresholds
for volatile organic compounds (VOCs) and nitrous oxide (NOX) and that construction and
operational impacts would be significant and unavoidable.
Alternative 3 would reduce the construction footprint by dedicating 40,000 square feet (sf) to open
space. As with the Certified General Plan EIR, Diamond Bar Boulevard would not be altered for
the road diet. As a result, Alternative 3 would likely not align as well with Connect SoCal,
specifically the goals and policies pertaining to vehicle miles traveled (VMT) reduction in the
region.
As with the Certified General Plan EIR, Alternative 3 maintains existing longer pedestrian crossing
distances and less space on the existing public right-of-way for alternative uses such as wider
sidewalks, bus turnouts, and additional landscaping. However, Alternative 3 accommodates
Class IV bicycle lanes at Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue, and
Prospectors Road and a Class III bicycle lane on Sunset Crossing Road.
Alternative 3 includes the same land use planning scenario evaluated in Section 3.2, Air Quality,
of the SIR, differing only in the exclusion of the road diet. As such, the findings in Section 3.2
would be comparable to the analysis to the Alternative 3 findings.
As shown in Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by Year
(Unmitigated), of the SIR, the Maximum Daily Construction Emissions between 2025 and 2041
would be below the SCAQMD Significance Criteria for all evaluated pollutants. In addition, as
shown in Tables 4.6-1 and 4.6-2, Alternative 3: Overall Estimated Daily Construction Emissions
by Year (Mitigated), of the SIR, the Maximum Daily Construction Emissions for Alternative 3 are
lower than those calculated for the land use planning scenario as evaluated in the Certified
General Plan EIR for all evaluated Criteria Pollutants. Thus, the construction of Alternative 3
would result in less than significant impacts with respect to a cumulatively considerable net
increase of any criteria pollutant for which the project region is non -attainment under an applicable
federal or state ambient air quality standard.
Impact 3.2.3 Would the project expose sensitive receptors to substantial pollutant
concentrations?
Impact:
Less than Significant for Construction.
Finding:
The analysis in the SIR determined that Alternative 3 would result in less than significant impacts
to air quality in relation to exposing sensitive receptors to substantial pollutant concentrations for
construction.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-3
Page 59 of 122
Rationale:
The Certified General Plan El R found that the 2022 Housing and Land Use Updates would expose
sensitive receptors to substantial pollutant concentrations and that construction and operational
impacts from NOx, CO, PM2.e, and PM,owould be significant and unavoidable.
Alternative 3 would reduce the construction footprint by dedicating 40,000 sf to open space. As
with the Certified General Plan EIR, Diamond Bar Boulevard would not be altered for the road
diet. As a result, Alternative 3 would likely not align as well with Connect SoCal, specifically the
goals and policies pertaining to VMT reduction in the region.
As with the Certified General Plan EIR, Alternative 3 maintains the existing longer pedestrian
crossing distances and less space on the existing public right-of-way for alternative uses such as
wider sidewalks, bus turnouts, and additional landscaping. However, Alternative 3,
accommodates Class IV bicycle lanes at Diamond Bar Boulevard, Golden Springs Drive, Grand
Avenue, and Prospectors Road and a Class III bicycle lane on Sunset Crossing Road.
Alternative 3 includes the same land use development scenario evaluated in Section 3.2, Air
Quality, of the SIR, for the refined project. Alternative 3 and the "refined project" differ only in that
Alternative 3 does not include the road diet provided as an element of the refined project. As such,
the construction scenario for Alternative 3 differs only in that the lane configuration, median, and
sidewalks for Diamond Bar Boulevard within the Planning Area would remain in their baseline
condition (see SIR Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by
Year [Unmitigated], and Table 4.6-2, Alternative 3: Overall Estimated Daily Construction
Emissions by Year [Mitigated]). As such, the findings in Section 3.2 would be comparable to the
Alternative 3 findings for construction.
The maximum daily construction emissions between 2025 and 2041 would be below the
SCAQMD significance thresholds for all evaluated criteria pollutants (SIR Table 4.6-1). In addition,
the maximum daily construction emissions for Alternative 3 are reduced when compared to those
calculated for the land use planning scenario evaluated in the Certified General Plan EIR for all
evaluated criteria pollutants (SIR Tables 4.6-1 and 4.6-2). The reduction in emission of criteria
pollutants results from the changes to the land use planning scenario for Alternative 3 when
compared to that approved in the General Plan 2040 EIR.
As a result, Alternative 3 would reduce the impacts of criteria pollutants during construction for
sensitive receptors, particularly those that live within one-half mile of the Planning Area, or those
that would travel via bicycle or bus through the Planning Area.
Impact 3.2.4 Would the project result in other emissions (such as those leading to odors)
adversely affecting a substantial number of people?
Impact:
Less than Significant for Construction and Operation.
Finding:
The analysis in the SIR (Section 4.6.2, Air Quality) determined that Alternative 3 will result in less
than significant impacts to air quality in relation to resulting in other emissions (such as odors)
adversely affecting a substantial number of people. No mitigation measures are required.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-4
Page 60 of 122
Rationale:
Alternative 3 does not propose substantial change in land use type or function associated with
potential odor impacts during operation as specified by the California Air Resources Board
(CARB) Air Quality Handbook. During construction, Alternative 3 would potentially result in
temporary and localized odor releases throughout the Planning Area, such as diesel exhaust and
volatile organic compounds. Compliance with CARB and SCAQMD regulations would reduce
diesel fuel combustion odors during the construction. Alternative 3 would result in less than
significant impacts related to other emissions (such as odors) adversely affecting a substantial
number of people.
11.3 GREENHOUSE GAS EMISSIONS
Impact 3.3.1 Would the project generate GHG emissions, either directly or indirectly?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.3, Greenhouse Gas Emissions) determined that Alternative
3 would result in less than significant impacts in relation to the generation of greenhouse gas
(GHG) emissions, either directly or indirectly. No mitigation measures are required.
Rationale:
Alternative 3 would increase long-term operational GHG emissions, but it would achieve the goals
and policies related to VMT reduction and access to open space articulated in the Southern
California Association of Governments' (SCAG) Connect SoCal.4 Implementation of the City's
Climate Action Plan (CAP) recommended measures, in addition to compliance with applicable
State regulations, would reduce GHG emissions from Alternative 3.
11.4 HYDROLOGY AND WATER QUALITY
Impact 3.4.1 Would the project substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project may impede
sustainable groundwater management of the basin?
Impact:
Less than Significant.
4 Southern California Association of Governments. April 4, 2024. Connect SoCal.
https://scag. ca.gov/sites/ma i n/fi les/fi le -attach ments/23-2987-con nect-socal-2024-final-co mplete-
040424. pdf? 1714175547
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-5
Page 61 of 122
Finding:
The analysis in the SIR (Section 4.6.4, Hydrology and Water Quality) determined that Alternative
3 would result in less than significant impacts to hydrology and water quality in relation to a
substantial decrease in groundwater supplies or interference with groundwater recharge such that
the project may impede sustainable groundwater management of the basin. No mitigation
measures are required.
Rationale:
Alternative 3 would include 40,000 square feet of open space. Alternative 3 would be required
to include Low Impact Development measures as required by the City of Diamond Bar in
accordance with California Regional Water Quality Control Board Order No. R4-2012-0175,
which regulates municipal discharges of storm water and non -storm water by the Los Angeles
County Flood Control District, the County of Los Angeles, and 84 incorporated cities within the
coastal watersheds of Los Angeles County with the exception of the City of Long Beach.
11.5 NOISE
Impact 3.5.1 Would the project generate a substantial temporary or permanent increase
in ambient noise levels in the vicinity of the project in excess of standards
established in the local general plan or noise ordinance, or applicable
standards of other agencies?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.5, Noise) determined that Alternative 3 would result in less
than significant impacts to noise in relation to generation of noise levels in excess of established
standards. No mitigation measures are required.
Rationale:
All future development would be required to comply with the restrictions of the Diamond Bar City
Code. If a project requests to deviate, the project proponent would need to obtain permission from
the City, including conditions and standards to minimize noise impacts. Future developments
under Alternative 3 would be required to comply with the Diamond Bar City Code, Section
8.12.720, Construction Noise. As such, future developments would be required to limit
construction hours for exterior construction and hauling activities to between the hours of 7:00
a.m. and 7:00 p.m., Monday through Saturday. These developments would be required to be
constructed such that the noise levels at the affected residential and commercial properties would
not exceed the maximum noise level limits for mobile and stationary construction equipment.
With respect to operational noise, Alternative 3 would not result in new significant operational
impacts greater than what was determined in the Certified General Plan EIR, and mitigation is
not required. Furthermore, as a result of the supplemental analysis regarding the generation of
noise levels in excess of local standards undertaken in this SIR, the land use refinements
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-6
Page 62 of 122
proposed in the Specific Plan would not result in new or substantially more adverse impacts on
noise than those evaluated for the Certified General Plan EIR.
Impact 3.5.2 Would the project generate excessive groundborne vibration or
groundborne noise levels?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.5, Noise) determined that Alternative 3 would result in less
than significant impacts in relation to generation of groundborne vibration or groundborne noise
levels.
Rationale:
Large bulldozers and loaded trucks are the equipment anticipated to be used within the Planning
Area that would generate the highest ground -borne vibration levels. The vibration analysis for the
Certified General Plan EIR calculated the minimum distance that large bulldozers and loaded
trucks could operate at for Class I through IV structures without causing significant damage (see
Table 3.5-10, Certified General Plan EIR Distances within Vibration Damage Criteria, in the Draft
SIR). The Certified General Plan EIR found that construction activities would be required to not
operate within the distance for each structure type shown in Table 3.5-10 in the Draft SIR to avoid
exceeding the vibration structural damage criteria. These construction distance requirements and
Section 8.12.840 of the Diamond Bar City Codes would apply to all future development under
Alternative 3.
Regarding operation impacts, as the vibration from vehicles is temporary and intermittent, and it
generates up to 0.005 inch per second (in/sec) peak particle velocity (PPV), which is well below
the threshold of perception for humans (0.035 in/sec PPV).
11.6 PUBLIC SERVICES
Impact 3.6.1 Would the project result in substantial adverse physical impacts associated
with the provision of new or physically governmental facilities, need for new
or physically altered government facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable
service ratios, response times, or other performance objectives with respect
to parks?
Impact:
Less than Significant.
s Section 8.12.840 of the Diamond Bar City Code states, "Operating or permitting the operation of any device that
creates vibration which is above the vibration perception threshold of any individual at or beyond the property
boundary of the source if on private property, or at 150 feet (46 meters) from the source if on a public space or public
right-of-way is prohibited. The perception threshold shall be a motion velocity of 0.01 in/sec over the range of one to
100 Hertz."
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-7
Page 63 of 122
Finding:
The analysis in the SIR (Section 4.6.6, Public Services) determined that Alternative 3 would result
in less than significant impacts to park -related public services and, thus, will not result in
substantial adverse physical impacts associated with the provision of new or physically altered
parks in order to maintain acceptable service ratios, response times or other performance
objectives. No mitigation measures are required.
Rationale:
Alternative 3 would increase population in line with the 0.6 percent overall population growth
outlined in the Certified General Plan EIR. This increased population could lead to a demand for
more parks. Alternative 3, however, is not anticipated to cause a substantial population increase.
Furthermore, as individual residential development projects are implemented, developers would
be required to comply with the Quimby Act and provide a dedication of land or in lieu of fees to
support the City's parkland standard, which would reduce these impacts.
Impact 3.6.2 Would the project result in substantial adverse physical impacts associated
with the provision of new or physically governmental facilities, need for new
or physically altered government facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable
service ratios, response times, or other performance objectives for other
public facilities?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.6, Public Services, and Section 5.5, Impacts Found Not to
Be Significant) determined that Alternative 3 would result in less than significant impacts to other
public facilities, such as libraries, regarding capacity or service level, or resulting in substantial
adverse physical impacts associated with the provision of new or physically altered governmental
facilities in order to maintain acceptable service ratios, response times or other performance
objectives. No mitigation measures are required.
Rationale:
Fire prevention requires the Los Angeles County Fire Department to inspect all commercial
buildings in the City to detect fire and life hazards. In addition, the City adheres to the California
Building Code and Fire Code regarding fire safety, including standards for road widths and
access, as well as building standards (e.g., construction materials, sprinkler systems).6,'
Alternative 3 would comply with Los Angeles Fire Department standards, the Diamond Bar City
Code, and the California Building Code and Fire Code, which would ensure that fire protection
6 2022 California Building Code, Title 24. https:Hcodes.iccsafe.org/content/CABC2022Pl
California Building Standards Commission. 2023. Revision Record for the State of California. 2022 Title 24, Part 9,
California Fire Code. https://www.iccsafe.org/wp-content/uploads/errata central/2022-California-Fire-Code-Part-9-
Errata-eff.-Janu a ry-2023-55905221. pdf
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-8
Page 64 of 122
capacity and service levels are maintained. Therefore, Alternative 3 would result in less than
significant impacts in relation to fire protection.
As discussed in the Certified General Plan EIR, support for crime prevention in the Planning Area
would be provided by the Crime Prevention through Environmental Design and other public safety
programs, which would help keep service demand increases to a minimum. Alternative 3 would
be a relatively compact/infill development contiguous to existing urbanized areas that are currently
served by existing police stations. In addition, General Plan 2040 policies regarding emergency
access and travel flow would ensure that emergency vehicles could efficiently access the
Planning Area, thereby reducing the need for new facilities. Therefore, Alternative 3 would result
in less than significant impacts in relation to police protection.
Alternative 3 is not anticipated to cause a substantial population increase beyond the anticipated
0.6 percent overall population growth rate for the City in the Housing Element 2021-2029.
According to the Pomona Unified School District (PUSD) Strategic Plan, PUSD has planned for
the economic development and increased capacity for corresponding enrollments as well as
student retention.' Generally, student enrollment in the PUSD has been trending down.' With that
plan in place, the public schools in the PUSD have the capacity to absorb more students as the
population increases. Nonetheless, in accordance with SB 50 and PUSD Resolution No. 6 (2020-
21), "Authorizing the Imposition and Collection of Increased Developer Fees on New Residential
Construction," the PUSD would collect fees from new residential development to be used for
school facilities. For purposes of CEQA, these fees would constitute complete and full mitigation
of any potential impacts related to the demand for new or expanded school facilities. Therefore,
the refined project would result in less than significant impacts associated with the provision of
new or physically altered school facilities in order to maintain acceptable service ratios.
Under Alternative 3, future residents in the Planning Area would be served by the Diamond Bar
Library, located at 21810 Copley Drive. The Diamond Bar Library's Memorandum of
Understanding (MOU) (dated July 5, 2011) for operations allowed the County to relocate the
Diamond Bar Library into a larger and more modern facility. This updated facility improved library
services provided to City residents. Future potential property owners within the Planning Area
would pay County property tax. The County may, through property tax revenue, improve the
services provided within the existing Diamond Bar Library to adjust for the increase of residents
as a result of the development of Alternative 3.10 The improvements made from the capital
collected from the residential developments would work toward the Los Angeles County Library's
Strategic Plan for 2024. These improvements may further the County library's objectives, such as
ensuring safe meeting places for communities, maintaining pillars of service, and developing new
library advocates.11 Consistent with General Plan Policy PF-P-25, the City and the County would
continue to cooperate to ensure adequate provision of library services.
8 Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020.
https://4.files.edl.io/ca53/07/05/18/172730-f37al a36-3e3f-434d-b959-eel a9O53eb45.pdf
9 Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020.
https://4.files.edl.io/ca53/07/05/18/172730-f37al a36-3e3f-434d-b959-eel a9O53eb45.pdf
10 County of Los Angeles Chief Executive Office. July 2011. Forty -Year Lease and Memorandum of Understanding
with the City of Diamond Bar: The Diamond Bar Library, 2180 Copley Drive, Diamond Bar.
11 LA County Library. 2024. Where Community Happens. Strategic Plan 2024-2028. https://Iacountylibrary.org/wp-
content/uploads/2024/03/LACountyLibrary_Strategic_Plan_2024-28.pdf (accessed December 2, 2024).
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February 2026 Page II-9
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11.7 RECREATION
Impact 3.7.1 Would the Project increase the use of existing neighborhood and regional
parks or other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
Impact:
Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.7, Recreation) determined that Alternative 3 would result in
less than significant impacts to recreation in relation to an increase of existing neighborhood and
regional parks or other recreational facilities such that substantial physical deterioration of the
facility would occur or accelerate. No mitigation measures are required.
Rationale:
Alternative 3 would have a significant impact on regional parks and recreational facilities if the
increased residential population would deteriorate existing facilities or require construction to
expand the existing parks. All parks and recreation facilities proposed as part of Alternative 3
would occur within the existing development footprint. Further, any development under
Alternative 3 would be required to comply with the Quimby Act and City regulations to address
the increased recreation facility demands. Payment of an in -lieu fee would be required, if the
development would create subdivisions (as discussed in Section 3.11, Recreation, of the Draft
SIR). This would ensure that additional demand for parks would not result in the physical
deterioration of existing parks and facilities within the City.
Impact 3.7.2 Does the project include recreational facilities or require the construction or
expansion of recreational facilities which might have an adverse physical
effect on the environment?
Impact:
Less than Significant
Finding:
The analysis in the SIR (Section 4.6.7, Recreation) determined that Alternative 3 would result in
less than significant impacts to recreation in relation to adverse physical effects on the
environment as a result of proposed construction or expansion of recreational facilities. No
mitigation measures are required.
Rationale:
All parks/recreational facilities proposed as part of Alternative 3 (including 40,000 sf of open
space) would occur within the existing development footprint, and potential impacts are accounted
for in the relevant sections throughout this SIR. Furthermore, future residential subdivisions under
the Quimby Act would contribute land or in lieu fees.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-10
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11.8 UTILITIES AND SERVICE SYSTEMS
Impact 3.9.1 Would the project require or result in the relocation or construction of new
or expanded water, wastewater treatment or storm water drainage, electric
power, natural gas, or telecommunications facilities, the construction or
relocation of which could cause significant environmental effects?
Impact: Less than Significant.
Finding:
The analysis in the SIR (Sections 3.9, Utilities and Service Systems, and 4.6.9, Utilities and
Service Systems) determined that Alternative 3 would result in less than significant impacts in
relation to the relocation or construction of new or expanded water, wastewater treatment or storm
water drainage, electric power, natural gas, or telecommunications facilities, the construction or
relocation of which could cause significant environmental effects. No mitigation measures are
required.
Rationale:
The Planning Area is served by the Walnut Valley Water District (WVWD). The majority of the
water supply is imported because of a lack of local potable groundwater. As determined in the
Certified General Plan EIR, although drought conditions will continue to pose potential issues for
water supply demand, a "drought -proof' recycled water system is used by parks and schools to
ease overall demand on the WVWD potable water system. Additionally, the refined project will
adhere to policies which promote water conservation (Diamond Bar Code of Ordinances §
8.14.010). Through various water conservation measures, the City's average annual water usage
from 2010 to 2015 steadily decreased. In the City of Diamond Bar General Plan Update Existing
Conditions Report — Volume III, it was projected that by 2035, the water supply will be
approximately 22,358 acre-feet (AF), while usage will be approximately 21,462 AF. In addition,
the Water Supply Assessment (WSA) prepared for the Diamond Bar Town Center Specific Plan
(SIR Appendix H) indicates that sufficient water supplies can be reasonably concluded to be fully
reliable and available to meet WVWD's existing demands and future demands through fiscal year
(FY) 2044-45. Based on these projections, it is anticipated that WVWD will sufficiently provide
potable water for the projected population growth in the City, including the land use development
scenario for Alternative 3.
The existing City sewer system within and around the region of Alternative 3 is comprised of
numerous sewer lines of varying sizes, slopes, and materials. The Los Angeles County Public
Health regulations for wastewater treatment systems, as required by statewide AB 885, set
standards for wastewater treatment and monitoring requirements. The local system of sewer lines
and pump stations feed two trunk sewer lines that convey wastewater to an LACSD treatment
facility.12 As a result, the demand for existing treatment infrastructure may be reduced and
potential impacts of any future decisions regarding the provisions of new infrastructure will be
considered. Alongside compliance with state and local regulations, impacts would be less than
significant. Therefore, no new or expanded wastewater treatment would be required for the
12 City of Diamond Bar. 2023. City of Diamond Bar General Plan Update Existing Conditions Report — Volume III
https://www.diamondbarca.gov/Docu mentCenter/View/7518/General-Plan-Existing-Conditions-Report---Volume-
III 011017?bidld=
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implementation of Alternative 3. Further, the Certified General Plan EIR noted that conversation
methods to curb demand, ensure coordinated planning for provisions of public facilities including
water and wastewater infrastructure and ensure facilities be designed and constructed to preserve
the natural character of the Planning Area would reduce the demand on wastewater infrastructure.
WVWD'S water supply sources currently include treated and untreated, imported surface water
purchased from MWD through Three Valleys Municipal Water District. Per the WSA (SIR
Appendix H), the additional water usage by the refined project would range from about 18.9 and
20.1 million gallons a day (MGD) and, consequently, it is anticipated that the Three Valleys
Municipal Water District would have sufficient capacity from its imported sources to meet its
average day demands over the next 20 years, inclusive of the Alternative 3 land use scenario.
Alternative 3's potential impacts would be offset by local, regional, and statewide mandates for
solid waste reduction, water availability assessments, and required wastewater treatment
capacity assessments. Applicable statewide regulations regarding waste management include
the State Mandatory Organic Waste Collection (SB 1383), Mandatory Commercial Recycling
Regulation (AB 341) and California Solid Waste Reuse and Recycling Act (AB 939) as well as
SB 610, SB 221 and SB 1262 (amending Sections 10910-10915 of the State Water Code).
Impact 3.9.2 Would the project have sufficient water supplies available to serve the
Project and reasonably foreseeable future development during normal, dry,
and multiple dry years?
Impact: Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.9, Utilities and Service Systems) determined that Alternative
3 would result in less than significant impacts in relation to sufficient water supplies available to
serve reasonably foreseeable future development during normal, dry and multiple dry years. No
mitigation measures are required.
Rationale:
As discussed in the WSA (Appendix H to the SIR), the Specific Plan would result in a net
additional water demand during an average/normal year of up to 372 acre-feet per year (AFY)
by FY 2044-45. WVWD's estimated water demands are projected to be approximately 21,803
AFY by FY 2044-45. Based on the demonstrated reliability of WVWD's combined water supply
sources in the United States, sufficient water supplies can be fully reliable and available to meet
WVWD's existing demands and future demands through FY 2044-45, including during single
and multiple dry years (i.e., 5 consecutive dry years).
Furthermore, each entitlement request within the Planning Area will submit a Water Availability
Request application to the water purveyor for them to perform flow tests and hydraulic analysis
of their water system to determine if adequate domestic and fire water flows and pressures are
available in the Planning Area.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-12
Page 68 of 122
Impact 3.9.3 Would the project result in a determination by the wastewater treatment
provider which serves or may serve the Project that it has adequate capacity
to serve the Project's projected demand in addition to the provider's existing
commitments?
Impact: Less than Significant.
Finding:
The analysis in the SIR (Section 4.6.9, Utilities and Service Systems) determined that Alternative
3 would result in less than significant impacts in relation to the capacity of wastewater treatment
facilities. No mitigation measures are required.
Rationale:
The development of Alternative 3 would generate wastewater and would require sanitary sewer
wastewater treatment. However, goals and policies proposed in the General Plan aim to conserve
water by curbing demand for domestic and commercial purposes, promoting water conservation
strategies, and ensuring coordinated planning from the provision of public facilities including water
infrastructure. Current regulations require compliance with water quality standards and would not
allow development without adequate utility capacity, including wastewater treatment capacity.
The future development that would occur as a result of Alternative 3 would be reviewed by the
City and Los Angeles County Sanitation Districts to determine that sufficient capacity exists to
serve the development.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page II-13
Page 69 of 122
III POTENTIAL ENVIRONMENTAL EFFECTS THAT
CAN BE MITIGATED TO A LEVEL OF
INSIGNIFICANCE
The analysis undertaken in support of the SIR for the Specific Plan did not identify any potentially
significant impacts that were able to be reduced to a level of insignificance after the consideration
of feasible alternatives and mitigation measures.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page 111-1
Page 70 of 122
IV SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS
THAT CANNOT BE MITIGATED BELOW THE
LEVEL OF SIGNIFICANCE
The Final SIR determined that implementation of Alternative 3 would result in the following
significant environmental effects, which, even after application of feasible mitigation measures
and compliance with existing statutes, regulations, uniform codes, and project features, cannot
be mitigated to below a level of significance and therefore will remain significant and unavoidable.
Findings supporting the determinations are provided below.
IV.1 Air Quality
Operation
Impact 3.2.2 Would the project result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non -attainment under an
applicable federal or state ambient air quality standard?
Impact:
Significant and Unavoidable for Operations.
Finding:
The analysis in the Final SIR determined that Alternative 3 would result in significant and
unavoidable impacts to air quality during the operational phase of the project in relation to a
cumulatively considerable net increase of any criteria pollutant for which the project region is non -
attainment under an applicable federal or state ambient air quality standard.
Rationale:
The Certified General Plan EIR found that the 2022 Housing and Land Use Element Update would
exceed South Coast Air Quality Management District (SCAQMD) significance thresholds for
volatile organic compounds (VOCs) and nitrous oxide (NOX) and that construction and operational
impacts would be significant and unavoidable.
Alternative 3 would reduce the construction footprint by dedicating 40,000 square feet (sf) to open
space.
Alternative 3 includes the same land use planning scenario evaluated in Section 3.2, Air Quality,
of the SIR, differing only in the exclusion of the road diet.
Unmitigated Alternative 3 would be below the SCAQMD threshold for criteria pollutants in all
categories except reactive organic gases (ROGs) and particulate matter 2.5 microns or less in
diameter (PM2.e) (see Table 4.6-3, Alternative 3: Unmitigated Operations Emissions Threshold
Evaluation, of the SIR). However, Alternative 3 has reduced emissions for all criteria pollutants
when compared to the land use planning scenario evaluated in the Certified General Plan EIR for
all criteria pollutants, except ROGs (which were not evaluated in the Certified General Plan EIR)
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-1
Page 71 of 122
and PM2.5. As demonstrated in the SIR, operational impacts of mitigated Alternative 3 are reduced
to below the SCAQMD significance threshold for operations for all categories, except ROGs and
PM2.5• Alternative 3 would be below the SCAQMD threshold for criteria pollutants in all categories
except ROGs and PM2.5 (see Table 4.6-4, Alternative 3: Mitigated Operations Emissions
Threshold Evaluation, of the SIR). Only emissions of PM2.5 for Alternative 3 remain above the
SCAQMD significance operations thresholds even after the consideration of mitigation (Table 4.6-
4). Although emissions of PM2.5 for Alternative 3, at 56.49 pounds per day (1.48 pounds per day
above the threshold), remain significant and unavoidable, emissions are substantially reduced
from the 352 pounds per day for the approved land use planning scenario in the Certified General
Plan EIR.
The following mitigation measures have been identified in the SIR to reduce this impact:
MM-AQ-1: Construction Features. Future development projects implemented under the
General Plan will be required to demonstrate consistency with SCAQMD construction emission
thresholds. Where emissions from individual projects exceed SCAQMD thresholds, the following
measures shall be incorporated as necessary to minimize impacts. These measures do not
exclude the use of other, equally effective mitigation measures.'
• Require all off -road diesel equipment greater than 50 horsepower (hp) used for this
Project to meet USEPA Tier 4 final off -road emission standards or equivalent. Such
equipment shall be outfitted with Best Available Control Technology (BACT) devices
including a California Air Resources Board certified Level 3 Diesel Particulate Filter or
equivalent.
• Require a minimum of 50 percent of construction debris to be diverted for recycling.
• Require building materials to contain a minimum 10 percent recycled content.
• Require materials such as paints, primers, sealants, coatings, and glues to have a low
volatile organic compound concentration compared to conventional products. If low VOC
materials are not available, architectural coating phasing should be extended sufficiently
to reduce the daily emissions of VOCs.
MM-AQ-2: Future Development. Future development would be required to demonstrate
consistency with SCAQMD's operational thresholds. For projects where operational emissions
exceed regulatory thresholds, the following measures may be used to reduce impacts. Note the
following measures are not all inclusive and developers have the option to add or substitute
measures that are equally or more appropriate for the scope of their project.
• Develop a project specific Transportation Demand Management (TDM) program for
residents and/or employees that provides opportunities for carpool/vanpools.
• Provide onsite solar/renewable energy in excess of regulatory requirements.
• Require that owners/tenants of non-residential or multi -family residential developments
use architectural coatings that are 10 grams per liter or less when repainting/repairing
properties.
• Require dripless irrigation sensor units that prevent watering during rainstorms.
MM-AQ-3: The SCAG Mitigation Monitoring and Reporting Program (MMRP) for the final Connect
SoCal PEIR provides guidance for lead agencies in the consideration of project -level mitigation
' City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-2
Page 72 of 122
measures to reduce substantial adverse effects related to a violation of air quality standards, in
accordance with sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines. The
City shall consider implementation of the following measures to reduce impacts, including (but not
limited to):2
Suspend grading and earthmoving when wind gusts exceed 25 miles per hour unless the
soil is wet enough to prevent dust plumes.
Cover trucks when hauling dirt.
Require projects to use Tier 4 Final equipment or better for all engines above 50
horsepower (hp). In the event that construction equipment cannot meet to Tier 4 Final
engine certification, the project representative or contractor must demonstrate through
future study with written findings supported by substantial evidence that is approved by
SCAG before using other technologies/strategies.
MM-AQ-4: Per the CAPCOA Handbook,3 the City shall implement the following measure to
reduce construction emissions further for Alternative 3:
• C-3: Use Local Construction Contractors
MM-AQ-5: Per the CAPCOA Handbook,4 the City shall implement the following measures to
reduce operation emissions further for Alternative 3, including (but not limited to):
• E-2: Require Energy Efficient Appliances
• E-12-A: Install Alternative Type of Water Heater in Place of Gas Storage Tank Heater in
Residences
• E-12-113: Install Electric Space Heater in Place of Natural Gas Heaters in Residences
• E-13: Install Electric Ranges in Place of Gas Ranges
• E-15: Require All -Electric Development
• T-23: Community -Based Travel Planning
• AS-1: Use Low-VOC Cleaning Supplies
• AS-2: Use Low-VOC Paints
• LL-1: Replace Gas Powered Landscape Equipment with Zero -Emission Landscape
Equipment
MM-AQ-6: The CAPCOA Handbook' also offers qualitative or supporting measures. The
Alternative 3's Mobile and Area emissions are the two most prominent sources of operational Air
Quality emissions based on the best available data. The City shall consider implementation of the
2 Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final PEIR.
https://scag.ca.gov/sites/main/files/file-attachments/exhibit-
a_connectsocal_peir. pdf#:-:text=lt%20is%20the%20intent%20of%20this%20prog ram%20to%3A,and%20%287%29
%20utilize%20existing%20review%20processes%20wherever%20feasible.
3 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas
Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity.
https:Hcaleemod.com/documents/handbook/full_handbook.pdf
4 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas
Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity.
https:Hcaleemod.com/documents/handbook/full_handbook.pdf
5 California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing Greenhouse Gas
Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity.
https:Hcaleemod.com/documents/handbook/full_handbook.pdf
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-3
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following supporting measures to reduce transportation emissions further for Alternative 3,
including (but not limited to):
• T-30: Using cleaner -fueled vehicles.
• T-18: Provide Pedestrian Network Improvement.
• T-13: Implement Employee Parking Cash -Out.
• T-21-A: Implement Conventional Carshare Program.
MM-AQ-7: The City shall consider implementation of the following CAPCOA Handbook
supporting measure to reduce Area emissions:
LL-2: Implement a yard equipment exchange program, which would require Alternative
3 to participate in an established yard equipment exchange program, supplement an
established program, or implement a new program.
The unmitigated operational phase of Alternative 3 would result in significant emissions of two
criteria pollutants: ROGs and PM2.5 (see SIR Table 4.6-3). The implementation of MM-AQ-1, MM-
AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7 would reduce air quality
impacts in relation to cumulatively considerable net increase of four criteria pollutants—NOx, CO,
S02, and PM,o—for which the region is in non -attainment under the National Ambient Air Quality
Standards or California Ambient Air Quality Standards to below the SCAQMD significance
operation thresholds. Emissions of ROGs and PM2.5 would exceed the SCAQMD threshold of
significance, causing operational emissions of criteria pollutants to remain significant and
unavoidable. However, the operational emission of NO, CO, PM2.5, and PM10 would be
substantially lower than those evaluated in the land use planning scenario for the General Plan
2040.
Significant and unavoidable impacts of the operational phase of the project necessitate a
statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings:
Statement of Overriding Considerations).
Impact 3.2.3 Would the project expose sensitive receptors to substantial pollutant
concentrations?
Impact:
Significant and Unavoidable for Operation.
Finding:
The analysis in the Final SIR determined that Alternative 3 would result in significant and
unavoidable impacts to air quality in relation to exposing sensitive receptors to substantial
pollutant concentrations during the operational phase of the project.
Rationale:
Although Alternative 3 results in significant and unavoidable impacts to sensitive receptors as a
result of exposure to criteria pollutants in excess of the SCAQMD significance operational
thresholds, the operations emissions would be substantially lower than that evaluated for the
Certified General Plan EIR maximum daily operations thresholds. The Certified General Plan EIR
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-4
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found that the 2022 Housing and Land Use Updates would expose sensitive receptors to
substantial pollutant concentrations and that operational impacts from NOx, CO, PM2.5, and PM10
would be significant and unavoidable (see Table 4.6-3, Alternative 3: Unmitigated Operations
Emissions Threshold Evaluation, and Table 4.6-4, Alternative 3: Mitigated Operations Emissions
Threshold Evaluation, of the SIR). ROGs were not evaluated in the Certified General Plan EIR.
The unmitigated operational impacts of criteria pollutants for NO, CO, and PM,ofor Alternative 3
would be below the SCAQMD significance operations thresholds. Only emission of PM2.5 for
Alternative 3 would remain above the SCAQMD significance operations thresholds even after the
consideration of mitigation (Table 4.6-4). Although emissions of PM2.5 for Alternative 3, at 56.49
pounds per day (1.48 pounds per day above the threshold), remain significant and unavoidable,
emissions are substantially reduced from the 352 pounds per day for the approved land use
planning scenario in the Certified General Plan EIR.
Alternative 3 includes the same land use development scenario evaluated in Section 3.2, Air
Quality, of the SIR, for the refined project. Alternative 3 and the refined project differ only in that
Alternative 3 does not include the road diet provided as an element of the refined project. As such,
the construction scenario for Alternative 3 differs only in that the lane configuration, median, and
sidewalks for Diamond Bar Boulevard within the Planning Area would remain in their baseline
condition (see SIR Table 4.6-1, Alternative 3: Overall Estimated Daily Construction Emissions by
Year [Unmitigated], and Table 4.6-2, Alternative 3: Overall Estimated Daily Construction
Emissions by Year [Mitigated]). As such, the findings in Section 3.2 would be comparable to the
Alternative 3 findings for construction.
Alternative 3 would have a corresponding reduction in the impacts of criteria pollutants for
sensitive receptors, particularly those that live within one-half mile of the Planning Area, or those
that would travel via bicycle or bus through the Specific Plan Area.
Implementation of MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-
AQ-7, as listed above, would be required to reduce this impact.
The implementation of MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and
MM-AQ-7 would reduce air quality impacts in relation to cumulatively considerable net increase
of criteria pollutants for which the region is in non -attainment under the National Ambient Air
Quality Standards or California Ambient Air Quality Standards to below SCAQMD threshold of
significance for four criteria pollutants: NO, CO, S02, and PM,o (see Table 4.6-4, Alternative 3:
Mitigated Operations Emissions Threshold Evaluation, in the SIR). Operational emissions of
ROGs and PM2.5 would exceed the SCAQMD operations significance threshold, causing
operational emissions of criteria pollutants to remain significant and unavoidable (Table 4.6-4).
However, the operational emission of NO, CO, PM2.5, and PM10 would be substantially lower than
those evaluated in the land use planning scenario for the approved General Plan 2040 (Table
4.6-4).
Significant and unavoidable impacts of the operational phase of the project necessitate a
statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings:
Statement of Overriding Consideration).
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-5
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IV.2 Transportation
Impact 3.8-1 Would the project conflict with or be inconsistent with CEQA Guidelines
Section §15064.3, subdivision (b)?
Impact:
Significant and Unavoidable.
Finding:
The analysis in the Final SIR determined that Alternative 3 would result in significant and
unavoidable impacts to transportation in relation to conflicting with or being inconsistent with
CEQA Guidelines Section 15064.3, Subdivision (b).
Rationale:
The Certified General Plan EIR determined that impacts would be significant and unavoidable in
relation to conflicting with or being inconsistent with CEQA Guidelines Section 15064.3,
Subdivision (b), as implementation of the Diamond Bar General Plan 2040 would increase both
resident and employee VMT per capita on a citywide basis, even with the City's goals and policies
to reduce potential impacts. No mitigation was identified in the Certified General Plan EIR.
Alternative 3 would not include a road diet. TDM measures (Mitigation Measure MM-TRANS-1)
would be implemented with Alternative 3. Nonetheless, VMT would likely increase with Alternative
3, compared to the Certified General Plan EIR, because there would be no road diet to slow
vehicle speeds, reduce traffic volume, and improve safety for all road users. Therefore, compared
to the Certified General Plan EIR, Alternative 3 would similarly result in significant and
unavoidable VMT impacts, but impacts would be greater than under the Certified General Plan
EIR because there would be no road diet.
The following Mitigation Measure has been identified in the SIR to reduce this impact
MM-TRANS-1: TDM Program. The Alternative 3 shall incorporate design features and
transportation demand management (TDM) measures known to reduce baseline and cumulative
project -generated VMT as much as feasible. These features and measures, originally described
in the Transportation Study for the Diamond Bar Town Center Specific Plan project, comprise the
project's TDM Program. The TDM Program conforms to VMT mitigation guidelines found in City
of Diamond Bar Transportation Study Guidelines for Vehicle Miles Traveled and Level of Service
Assessment (September 2020).
Some components of the TDM Program consist of physical features of Alternative 3's design
which shall be implemented over the duration of buildout of Alternative 3. Others which have an
operational component will be implemented as early as feasible based on the land use mix and
infrastructure as the project is built over time. The City shall designate a TDM Coordinator to
oversee implementation and ensure continued operation of the VMT reduction strategies. The
TDM Coordinator shall also produce annual monitoring reports describing the TDM strategies
implemented under the TDM Program and the effectiveness of the program. The reports shall be
submitted to the City for review to ensure that the mitigation obligations described in the TDM
Program Plan are fulfilled. The TDM Coordinator position — which may be part-time or full-time
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-6
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as deemed necessary — shall eventually be funded through fees paid by the developers for
common area maintenance and management.
Each feature and measure is described in detail below, along with its implementation schedule,
measure of effectiveness, and monitoring and reporting requirement:
Increased Bicycle Access: Through the City's Complete Streets Project (being undertaken
separately from Alternative 3), Alternative 3 shall incorporate Class IV protected bicycle
lanes on Diamond Bar Boulevard, Grand Avenue Golden Springs Drive, and Prospectors
Road and a Class III bicycle lane on Sunset Crossing Roads. This improvement from
unprotected to protected bicycle lanes reduces stress for bicyclists and, therefore,
encourages bicycles as a mode choice. These bicycle lanes would be implemented as part
of the Alternative 3, which would dictate its timing. Aside from ensuring it is included in the
Alternative 3, there is no further monitoring or reporting requirement for this measure.
Bike Facilities: The TDM Program shall include secure bicycle parking for residents and
employees per City requirements. Each application for development under the Diamond
Bar Town Center Specific Plan will be required to demonstrate that it provides bicycle
parking in accordance with City requirements. The annual monitoring report would
summarize how many bicycle parking spaces have been installed within the Planning Area.
First -Mile / Last -Mile Space: The TDM Program shall dedicate space in a central location
for first mile / last -mile solutions such as bike share, scooter share, or a future mode to
serve medium -distance trips to larger transit hubs, such as the City of Industry Metrolink
Station, located approximately 3.3 miles away. This space, which may be located in a
parking structure, a building, or outside, will be set aside and constructed prior to receiving
certificate of occupancy for 50% of allowed development (measured in square feet) under
the Diamond Bar Town Center Specific Plan. Further, the TDM Coordinator will work with
one or more service providers to populate the space with first -mile / last -mile solutions made
available to the public. Prior to construction of this space, the annual monitoring report will
track the amount of development that has occurred under the Diamond Bar Town Center
Specific Plan to ensure the space is provided on schedule. Following its construction, the
annual monitoring report will identify the services provided, pricing, and the level of
utilization on a monthly basis over the prior year. Based on the Transportation Study, there
is no target level of utilization for these services. However, the TDM Coordinator should
periodically review the costs and benefits of the program compared with the level of
utilization and, if necessary, identify alternative types of services that may be provided within
this space to more effectively reduce VMT.
Improved Pedestrian Network: This TDM Program includes the development of new
connections within the Planning Area and connecting to other areas. The refined project
would improve pedestrian connectivity within the Planning Area such as between the portion
of the site fronting Golden Springs Drive and the portion of the site fronting Diamond Bar
Boulevard, which is currently blocked by buildings, landscaping, and a grade differential. It
would improve pedestrian connectivity to the surrounding areas, including by providing a
connection to Prospectors Road and the residential neighborhood it serves. These features
enhance walkability and accessibility. These pedestrian network connections are
fundamental to the design guidelines incorporated into the Diamond Bar Town Center
Specific Plan and will be implemented gradually throughout the duration of buildout. There
is no further monitoring or reporting requirement for this measure.
Car Sharing Program or Rideshare Subsidies: The TDM Program shall either provide
parking spaces and subsidies for car sharing services such as ZipCar, Car2Go, GetAround,
etc. or the TDM Coordinator may develop agreements with one or more rideshare
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-7
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companies (e.g., Uber or Lyft) to provide subsidized rides for eligible residents and
employees to or from the Planning Area. Such programs allow residents to forego car
ownership but still have a vehicle available for certain types of trips where walking, bicycling,
carpooling, or transit are not reasonable options. If the car sharing service option is
selected, spaces shall be set aside upon construction of any parking structure in the
Planning Area and the TDM Coordinator will work with a service provider to provide a car
sharing solution with at least two vehicles. The efficacy of the program shall be measured
by the number of uses per month per vehicle. If the vehicles are used an average of two or
more times per day, the TDM Coordinator should consider adding to the fleet. If the vehicles
are used fewer than one time per day on average, the TDM Coordinator should consider
additional marketing or reducing the fleet. If a rideshare agreement is made in lieu of a car
sharing service, it shall be implemented prior to receiving a certificate of occupancy for 30%
of allowed development under the Diamond Bar Town Center Specific Plan and would be
open to all residents and employees within the Planning Area. The program should target
participation on a monthly basis by at least 5% of households and 1 % of employees. If
participation is below these levels, the TDM Coordinator should consider additional
marketing or increasing subsidies. The annual monitoring report will include a summary of
the services offered and prices (or subsidy amounts) and a summary of utilization on a
monthly basis, including the number of unique users.
Commute Trip Reduction Marketing & Education: The TDM Program shall implement a
marketing campaign for project employees and visitors encouraging the use of transit,
shared rides, and active modes to reduce VMT. The TDM Program would target this
campaign at employees, residents, and visitors to the Planning Area. This campaign would
be implemented following certificate of occupancy for 30% of allowed development under
the Diamond Bar Town Center Specific Plan. The annual monitoring reports shall include a
copy of all marketing and educational materials and a summary of any outreach efforts from
the prior year.
Employee Parking Cash -out: The TDM Program shall charge employers for employee
parking and employers will be required to reimburse employees for the cost of parking if
they don't park a car at work. This provides a direct monetary benefit to the employee for
choosing alternative travel modes and has been shown to reduce VMT. Paid employee
parking cannot begin until parking areas are converted to controlled access which will not
occur until one or more parking structures are completed. Therefore, employee parking
cash -out shall begin upon commencement of paid employee parking. The efficacy of the
employee parking cash -out program should be measured as the ratio of the number of
employees taking advantage of the cash -out program to the number of leased spaces by
employers. The program should target a 2% participation rate in accordance with the level
of employee VMT reduction estimated in the Transportation Study. The annual monitoring
report shall include the numbers used to calculate the participation rate as well as
information on parking pricing. If the target participation rate is not met, corrective measures
should be implemented by the TDM Coordinator, such as enhanced marketing of the
program or raising the price of parking.
Unbundled Residential Parking: The TDM Program shall require parking to be leased to
residents separately from their residential unit leases. This makes the cost of automobile
storage transparent to residents, provides a direct monetary benefit to living without owning
a vehicle, and reduces VMT by encouraging alternate modes of transportation. To ensure
effectiveness, the TDM Program shall require pairing with the implementation of a
residential parking permit program in nearby residential neighborhoods to avoid shifting
project resident parking into those neighborhoods. Unbundled residential parking will be
incorporated into any and all residential development under the Diamond Bar Town Center
Specific Plan. The efficacy of the unbundled residential parking program should be
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-8
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measured as the ratio of the number of leased residential spaces compared to the parking
requirement associated with the residential units, as calculated based on the City Code of
Ordinances, Section 22.30.040 accounting for the specific unit mix. The target ratio should
be 95% or lower (i.e., 5% lower lease rate than required parking ratio) in accordance with
the level of residential VMT reduction estimated in the Transportation Study. The annual
monitoring report shall include the numbers used to calculate the residential parking ratio
as well as information on parking pricing. If the target ratio is not met, residential parking
pricing should be increased and marketing and education efforts to residents regarding
alternative modes of transportation should be increased.
The ultimate goal of the TDM Program is to reduce VMT in the most effective manner possible,
which may require periodic re-evaluation of the measures described above. The TDM Coordinator
shall use the information compiled in the annual reports to evaluate the effectiveness of the
operational measures and assess when a change is warranted. Any change to the TDM Program
must be reviewed and approved by City staff through a determination that it will provide equivalent
or greater VMT reduction than the measure(s) being replaced.
With the implementation of MM-TRANS-1, impacts would remain significant and unavoidable in
relation to baseline and cumulative project -generated VMT under Alternative 3.
Significant and unavoidable impacts of the operational phase of the project necessitate a
statement of overriding consideration (see Section X, CEQA Guidelines Section 15093 Findings:
Statement of Overriding Consideration).
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IV-9
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V FINDINGS REGARDING RECOMMENDED
PROJECT AND ALTERNATIVES NOT
RECOMMENDED FOR ADOPTION
In April 2021, the Urban Land Institute -Los Angeles (ULI-LA) convened a Technical Assistance
Panel (TAP) to prepare the Technical Assistance Panel Report: Diamond Bar Town Center (TAP
Report).' The focus of the TAP Report was the consideration of market possibilities,
implementation strategies, and design frameworks for implementing the Town Center defined in
the General Plan. A Town Center Specific Plan was recommended to provide detailed
development standards, infrastructure requirements and implementation measures for the Town
Center. As part of the TAP's Town Center Specific Plan analysis, the real estate economics firm
RCLCO Real Estate Consulting prepared a market feasibility study for the Town Center, which
concluded that (1) market demand exists for over 2,000 housing units (an average of 44 units per
acre), including more than 1,500 rental units of varying product types, based on market conditions,
demographics and Iocational advantages in Diamond Bar; (2) a strong opportunity is presented
for redevelopment and repositioning of existing retail space, which would benefit from synergies
created by new housing; and (3) there is low demand for office development in the area.2
The market feasibility study also mentioned the commitment to the Complete Streets Project and
the importance of future roadway improvements .3 "California passed the California Complete
Streets Act (Complete Streets) in 2008, requiring circulation elements to include a complete
streets approach that balances the needs of all users of the street.114 Complete Streets policies
and framework have been required to be part of a City General Plan Circulation Element since
January 30, 2011. Complete Streets are streets that are designed, constructed, operated,
maintained, and are compatible with adjacent land uses as a balanced, multi -modal transportation
network enabling safe comfortable, and attractive access to all users regardless of their
transportation mode, ability, or age.5 The Complete Streets approach was incorporated and
adopted into the City's General Plan in 2019.6 Under the Complete Streets approach, the City's
roadways are characterized based on "through movement" and "level of access," both of which
are requirements for complying with this approach towards mobility.
In November 21, 2023, the City Council authorized funds to incorporate improvements that are
elements of the Diamond Bar Complete Streets Project, for Diamond Boulevard, between Golden
Springs Drive and Palomino Drive, including elements that enhance multi -modal transportation,
' Urban Land Institute -Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar Town Center.
https://www.diamondbarca.gov/DocumentCenterNiew/8250/Diamond-Bar-Town-Center-Report-April2O2l ?bid Id=
(accessed March 13, 2023).
2 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
3 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
4 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/DocumentCenterNiew/7072/Diamond-Bar-General-Plan-2040?bid Id=
5 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/DocumentCenterNiew/7072/Diamond-Bar-General-Plan-2040?bid Id=
6 City of Diamond Bar. 2019. City of Diamond Bar General Plan 2040: Circulation Element.
https://www.diamondbarca.gov/DocumentCenterNiew/7072/Diamond-Bar-General-Plan-2040?bid Id=
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-1
Page 80 of 122
stormwater treatment, and decorative street amenities.' The City successfully secured funding for
Diamond Bar Complete Streets Project elements between Golden Springs Drive and Palomino
Drive from multiple sources, including Los Angeles County Metropolitan Transportation Authority
(LACMTA) Regional Measure Multi -year Subregional Program; California Transportation
Commission Active Transportation Planning Organization Cycle 6; and LACMTA-administered
Caltrans-Managed Federal Surface Transportation Program -Local. (subsequently replaced with
Proposition C funds). On December 17, 2024, the City adopted a categorical exemption for the
Complete Streets project.$ On September 23, 2025, the City advertised for construction bids for
the Diamond Bar Boulevard Complete Streets project elements. The recommended contractor
was presented to the City Council for approval on November 4, 2025. The City Council approved
the project and Construction Agreement via Resolution No. 2025-34. Construction of the
Complete Streets Project is scheduled to be initiated in February 2026.1
V.1 Range of Reasonable Alternatives
Section 15126.6 of the State CEQA Guidelines requires the evaluation of a range of reasonable
alternatives to the project, or to the location of the project that would feasibly attain most of the
basic objectives of the project but would avoid or substantially lessen any of the significant project
effects. The analysis of alternatives is limited to those that the City determines could feasibly attain
most of the basic objectives of the project. Section 15126.6(f) of the State CEQA Guidelines
describes feasibility as being dependent on several factors, including site suitability, economic
viability, availability of infrastructure, specific plan consistency, consistency with other plans or
regulatory limitations, jurisdictional boundaries, and the ability of the project proponent to gain
access to or acquire an alternative site.
In light of the TAP Report's findings,10 the market feasibility study prepared by RCLCO Real Estate
Consulting11 to support the TAP Report, and the City's Complete Streets Project, the City identified
the High Density, Maximum Buildout with Road Diet version of the Specific Plan, evaluated in the
SIR as the "refined project," as it refined the land use scenario for the Planning Area that was
adopted in General Plan 2040, as amended by 2021-2029 Housing Element) as the proposed
project for evaluation in the SIR. Consistent with the requirements of Section 15126.9(e)(2) of the
CEQA Guidelines, a No -Project Alternative was analyzed representing what would be reasonably
expected to occur in the foreseeable future if the project or action alternative is not adopted and
implementation of the Town Center is undertaken consistently with the 2021-2029 Housing
7 City of Diamond Bar. November 21, 2023. First Amendment to the Professional Services Agreement with MNS
Engineers, Inc. for the Design of Diamond Bar Complete Street Project (CIP# PW174009. City Council Agenda
Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council.
8 City of Diamond Bar. December 17, 2024. Adopt Resolution Authorizing Execution of Funding Agreements for State
and Federal Funding, Approve WVWD Utility Agreement, Approve LACFCD Trash Excluder Agreement and Adopt a
Class 1 CEQA Exemption for the Diamond Bar Boulevard Complete Streets Project. City Council Agenda Report.
Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City Council.
9 City of Diamond Bar. November 4, 2025. Award of Construction Agreement for the Diamond Bar Boulevard
Complete Streets Project - CIP No. S1256 (Gentry Brothers, Inc.) and Approval of Amendment 2 to a Professional
Services Agreement for Construction Management and Inspection Services (Local Agency Engineering Associates,
Inc.). City Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the
City Council.
11 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidId= . Accessed January 13, 2026.
11 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-2
Page 81 of 122
Element Update. The No -Project Alternative was not analyzed as keeping the property in the
existing conditions (as of 2023) would be inconsistent with Diamond Bar Town Center planning
objectives. As required by Section 15126.6 of the CEQA Guidelines, three additional alternatives,
representing a reasonable range of alternatives, that are responsive to the TAP Report and
supporting market feasibility study were defined: Alternative 1 (Medium Density with Road Diet),
Alternative 2 (Low Density with Road Diet), and Alternative 3 (High Density, No Road Diet).
Alternatives 1 and 2 reduced the density of dwelling units, reduced the number of hotel rooms,
and reduced the maximum allowable retail/commercial area, while retaining the open space, road
diet and bicycle lanes that were elements of the refined project. Alternative 3 retained the dwelling
units, hotel room, retail/commercial area, open space, and bicycle lanes evaluated for the refined
project and deleted the road diet evaluated for the refined project, leaving Diamond Bar in a
comparable configuration within the Planning Area. Alternative 3 provides a balance of land uses
that would achieve the highest number of housing units and hotel rooms, square footage of
retail/commercial space, and square footage of open space within the Planning Area; retains
Diamond Bar Boulevard in a comparable condition to its existing condition; retains sidewalks
adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes. In addition,
Alternative 3 is able to accommodate the bicycle lane improvements contemplated by the City's
Complete Streets Project. As a result of the analysis contained in the SIR regarding the
environmental, health, and social characteristics of the project and alternatives, the City
Community Development Director recommended Alternative 3: High Density, No Road Diet,
rather than the refined project, as the land use planning and development scenario that best
meets the needs of the City.
V.2 Comparative Analysis of Alternatives
This section of the Findings of Fact provides a comparative analysis of recommended Alternative
3 and the four alternatives evaluated in the SIR in relation to three factors:
Attainment of the development goals resulting from the TAP Report,12 and supporting
marketing feasibility study,13 City adopted Complete Streets Project (Table V.2-1,
Comparison of Specific Plan Elements for Recommended Project and Alternatives)
1. Market demand exists for over 2,000 housing units;
2. Redevelopment and repositioning of existing retail space, which would benefit from
synergies created by new housing; and
3. Low demand for office development in the area
• Ability to meet Diamond Bar Town Center Specific Plan Objectives (Table V.2-2, Ability of
Recommended Project and Alternatives to Meet the Diamond Bar Town Center Specific
Plan Objectives)
• Environmental impacts (Table V.2-3, Comparative Analysis of Impacts for Recommended
Alternative 3 and Alternative Considered)
12 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
13 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-3
Page 82 of 122
TABLE V.2-1
COMPARISON OF SPECIFIC PLAN ELEMENTS FOR RECOMMENDED AND ALTERNATIVES
Recommended Alternative 3
No -Project Alternative
Refined Project
Alternative 1
Alternative 2
Specific Plan Elements
(High Density, No Road Diet(Housing
Element Update)
(High Density with Road Diet
Medium Density with Road Diet
Low Density with Road Diet
Housing Units
2,055
1,350
2,055
1,677
1,350
Single -Family
0
0
0
0
0
Multi -Family
2,055
1,350
2,055
1,677
1,350
Non -Residential
Hotel
200 roomsb
97 rooms
200 roomsb
175 roomsb
150 roomsb
Retail/Commercial
446,000 sf
510,000 sfa
446,000 sf
426,000 sf
411,000 sf
Open Space
40,000 sf
0 sf
40,000 sf
40,000 sf
40,000 sf
Road Diet
Retains 6 lanes for Diamond Bar Blvd.
No
Reduces Diamond Bar Blvd. from 6 lanes to
Reduces Diamond Bar Blvd. from 6 lanes to 4
Reduces Diamond Bar Blvd. from 6 lanes
4 lanes
lanes
to 4 lanes
Compatibility with City
Yes
Yes
No
No
No
Complete Streets Project
Compared to No -Project
• 705 more housing units allowed
• Same (no project)
• 705 more housing units allowed
• 327 more housing units allowed
• Same housing units allowed
Alternative
• 103 more hotel rooms
• 103 more hotel rooms
• 78 more hotel rooms
• 53 more hotel rooms
• 64,000 sf less retail/commercial
• 64,000 sf less retail/commercial
• 84,000 sf less retail/commercial
• 99,000 sf less retail/commercial
• Added 40,000 sf open space
• Added 40,000 sf open space
• Added 40,000 sf open space
• Added 40,000 sf open space
• No road diet
• Added road diet
• Added road diet
• Added road diet
Compared to Recommended
• Same (recommended project)
• 705 fewer housing units allowed
• Same housing units allowed
• 378 fewer housing units allowed
• 705 fewer housing units allowed
Project
103 fewer hotel rooms
• Same hotel rooms allowed
• 25 fewer hotel rooms
• 50 fewer hotel rooms
• 64,000 sf more retail/commercial
• Same retail/commercial sf
• 20,000 sf less retail/commercial
• 35,000 sf less retail/commercial
• 40,000 sf less open space
• Same open space sf
• Same open space sf
• Same open space sf
• No road diet
• Added road diet, reduces Diamond Bar
• Added road diet, reduces Diamond Bar Blvd.
• Added road diet, reduces Diamond Bar
Blvd. from 6 lanes to 4 lanes
from 6 lanes to 4 lanes
Blvd. from 6 lanes to 4 lanes
Note:
a Includes approximately 475,500 square feet (sf) of retail/restaurant/service space plus multiple gas stations and a childcare center.
b Includes 97 existing hotel rooms.
Diamond Bar Town Center Specific Plan
February 2026
Findings of Fact and Statement of Overriding Considerations
Page V-4
Page 83 of 122
TABLE V.2-2
ABILITY OF RECOMMENDED ALTERNATIVE 3 AND ALTERNATIVES
TO MEET DIAMOND BAR TOWN CENTER SPECIFIC PLAN OBJECTIVES
Does the Alternative (Alt.) Accomplish the Project
Objectives?
Recommended
No -Project
Refined
Project Objectives
Alt. 3
Alt.
Project
Alt. 1
Alt. 2
1. Implement the community vision, goals, and policies
Yes
Yes
Yes
Yes
Yes
of the General Plan, which established the Town
Center Mixed Use land use designation to "foster the
development of a vibrant, pedestrian -oriented Town
Center in Diamond Bar that serves as a place for
Diamond Bar's residents to shop, dine, andgather."
2. Make the Town Center a complete neighborhood with
Yes
No
Yes
Yes
Yes
a sense of place, that takes advantage of its location,
to provide residents and visitors a unique experience.
3. Ensure that the physical design and programming of
Yes
No
Yes
Yes
Yes
the Town Center supports health, wellbeing, and
environmental sustainability, the latter so as to make
progress toward meeting the greenhouse gas
reduction targets of the Diamond Bar Climate Action
Plan by supporting compact, infill, mixed -use
development.
4. Allow for car-lite / car -optional living allowing those
Yes
No
Yes
Yes
Yes
who choose not to use their car on a daily basis or
who choose not to own a car at all to be easily
accommodated, thus furthering progress to the City's
climate action goals
5. Provide great public spaces, and small parks with
Yes
No
Yes
Yes
Yes
regenerative landscapes to support the goal of
environmental sustainabilit
6. Include a mix of uses and urban housing types at a
Yes
Yes
Yes
Yes
Yes
range of affordability levels, so as to implement the
6th Cycle Housing Element (Chapter 9 of the
General Plan) and to fulfill Diamond Bar's
commitment to provide affordable housing
opportunities by rezoning the Town Center Specific
Plan project area to facilitate the development of a
portion of Diamond Bar's Regional Housing Needs
Assessment (RHNA) allocation, including the
production of housing that will be affordable to lower -
income households.
7. Provide flexibility for the future —particularly for retail
Yes
Yes
Yes
Yes
Yes
and commercial space —so as to adapt to changes in
lifestyle and market conditions that are likely to occur
throughout the lifespan of the plan
8. Facilitate the development of the Town Center in
Yes
Yes
Yes
Yes
Yes
phases or increments so as to recognize the multiple
owners in the Plan Area and the expectation that
these owners will likely have different time frames for
redevelopment
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-5
Page 84 of 122
TABLE V.2-3
COMPARATIVE ANALYSIS OF IMPACTS FOR RECOMMENDED ALTERNATIVE 3 AND
ALTERNATIVES CONSIDERED
Level
of Impact Comparison
No -Project
Recommended
Alternative
Alternative 1
Alternative 3
(Housing
Refined Project
(Medium
Alternative 2
(High Density,
Element
(High Density
Density with
(Low Density with
Impact
No Road Diet)
Update)
with Road Diet)
Road Diet)
Road Diet)
Aesthetics
Light and Glare
LTS
LTS Similar
LTS Similar
LTS Lesser
LTS Lesser
Air Quality
Air Quality Plan
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Air Quality Standards
SU
SU (Similar)
SU (Greater)
SU (Lesser)
SU (Lesser)
Sensitive Receptors
SU
SU (Similar)
SU (Similar)
SU (Greater
SU (Lesser)
Odors
LTS
LTS Similar
LTS Similar
LTS Similar
LTS Greater
Greenhouse Gas Emissions
Greenhouse Gas Emissions
LTS
LTS Greater
LTS Lesser
LTS Lesser
LTS Lesser
Hydrology and Water Quality
Groundwater
LTS
LTS Greater
LTS Similar
LTS Similar
LTS Similar
Noise
Ambient Noise
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Groundborne Vibration
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar
LTS (Similar)
Public Services
Park Facilities
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Other Public Facilities
LTS
LTS Similar
LTS Similar
LTS Similar
LTS Similar
Recreation
Deterioration of Facilities
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Construction of Facilities
LTS
LTS Similar
LTS Similar
LTS (Similar)
LTS Similar
Transportation
Vehicle Miles Traveled
SU
SU Greater
SU Greater
SU Similar
SU Similar
Utilities and Service Systems
Water or Wastewater Facilities
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Water Supply
LTS
LTS (Similar)
LTS (Similar)
LTS (Similar)
LTS (Similar)
Wastewater Capacity
LTS
LTS Similar
LTS Similar
LTS Similar
LTS Similar
Note: NI = No Impact; LTS = Less than Significant; LTSM = Less than Significant with Mitigation; SU = Significant and
Unavoidable.
Less = Impacts are less than those that would occur with the Alternative 3; Similar = Impacts are similar to those that would
occur with the Alternative 3; Greater = Impacts are greater than those that would occur with the Alternative 3.
V.2.1 Recommended Alternative 3: High Density, No Road Diet
Specific Plan Elements: Recommended Alternative 3 was designed to implement General Plan
2040 by supporting its vision and development policies which guide the physical growth of the
Town Center Planning Area, taking into consideration the recommended Specific Plan elements
resulting from the TAP Report,14 and supporting market feasibility study.15 In addition,
14 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
Apri12021?bidId= . Accessed January 13, 2026.
15 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-6
Page 85 of 122
Recommended Alternative 3 does not include a road diet, and as such is compatible with the
City's Complete Streets Project.
Alternative 3 achieves the highest number of housing units and hotel rooms, square footage of
retail/commercial space, and square footage of open space within the Planning Area; retains
Diamond Bar Boulevard in a comparable condition to the existing condition; retains sidewalks
adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes (Table V.2-
1), as indicated below:
• Up to 2,055 multi -family housing units
• 200 hotel rooms,
446,000 square feet (sf) of commercial leasable space
• 40,000 sf of open space
• Six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11-
foot-wide lane widths, and 10-foot-wide turn pockets
• Does not accommodate parking on Diamond Bar Boulevard
• Existing 8- to 15-foot-wide sidewalks adjacent to Diamond Bar Blvd are retained
• Class IV Bicycle Lanes on Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue,
and Prospectors Road, and Class III on Sunset Crossing Road
Recommended Alternative 3 achieves and exceeds the 2,000 dwelling units recommended by
the TAP Report,16 adds 103 hotel room, adds 40,000 sf of open space, and retains 446,000 sf
of retail/commercial space. Recommended Alternative 3 also preserves six lanes on Diamond
Bar Boulevard within the Specific Plan area and, as such, is compatible with the City's Complete
Streets Project.
Effectiveness in Meeting Project Objectives: Recommended Alternative 3, meets the eight
objectives established for the Diamond Bar Town Center Specific Plan (see Table V.2-2).
Alternative 3 Environmental Impacts: Recommended Alternative 3 results in less than
significant impacts to light and glare, consistency with air quality plans, construction emissions,
odors, greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne
vibration, park facilities, other public facilities, deterioration of existing recreation facilities, or the
need to construct new recreation facilities, water or wastewater facilities, water supply or
wastewater capacity (Table V.2-3). Recommended Alternative 3 results in significant and
unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation
and exposure of sensitive receptors to criteria air pollutants. Although Traffic Demand
Management measures would be employed with Recommended Alternative 3, per capita vehicle
miles travelled would be expected to increase in the Specific Plan area due to the addition of
2,055 dwelling units and 200 hotel rooms over the existing condition, and 705 more dwelling units
than General Plan 2040, as updated by the 2021-2029 Housing Element Update (Table V.2-3).
Recommended Alternative 3 requires implementation of seven Air Quality measures identified in
the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-
6, and MM-AQ-7. In addition, Recommended Alternative 3 requires implementation of MM-
TRANS-1. Alternative 3 is the recommended alternative because it provides a balance of land
16 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-7
Page 86 of 122
uses that would achieve the highest number of housing units and hotel rooms, square footage of
retail/commercial space, and square footage of open space within the Planning Area; retains
Diamond Bar Boulevard in a comparable condition to the existing condition; retains sidewalks
adjacent to Diamond Bar Boulevard; and adds Class IV and Class III bicycle lanes. Alternative 3
is able to accommodate the bicycle lane improvements contemplated by the Complete Streets
Project. In addition, turn lane width and turn pocket width are based on the width with the
Complete Streets Project in place for the approved General Plan 2040 and proposed Alternative
3.
V.2.2 No -Project Alternative (Housing Element Update)
Specific Plan Elements: Under the No -Project Alternative, the Specific Plan Area would be
subject to the General Plan 2040, as updated by the 2021-2029 Housing Element and Land
Use Planning Element policies, regulations, development standards, and land use designations
that apply to the Town Center Mixed Use, land use designation. Under the No -Project
Alternative (Housing Element Update), the maximum FAR would be 1.5 for the entire Town
Center. The No -Project Alternative would allow for development in the Town Center Focus Area
consistent with the approved Town Center development density from the Housing Element
Update:
• Up to 1,350 multi -family dwelling units
• 97 hotel rooms
• 510.000 sf of commercial leasable space
• 0 sf of open space
• Six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area, with 11-
to 14.5-foot-wide lane widths, and 8.5- to 15-foot-wide turn pockets
• Does not accommodate parking on Diamond Bar Boulevard
• Existing 8- to 15-foot-wide sidewalks adjacent to Diamond Bar Blvd are retained
• Class IV Bicycle Lanes on Diamond Bar Boulevard, Golden Springs Drive, Grand Avenue,
and Prospectors Road and Class III on Sunset Crossing Road
When compared to Recommended Alternative 3, the No -Project Alternative results in 705 fewer
dwelling units, 103 fewer hotel rooms, no open space, and 64,000 more sf of retail/commercial
space, thus falling far short of the recommendations of the TAP Report." It provides no open
space. As with Recommended Alternative 3, the No -Project Alternative preserves six lanes on
Diamond Bar Boulevard within the Specific Plan area and, as such, is compatible with the City's
Complete Streets Project.
Effectiveness in Meeting Project Objectives: Under the No -Project Alternative, four of the eight
objectives —Objectives 1, 6, 7, and 8—would be met (see Table V.2-2). Although the No -Project
Alternative meets Objective 1 by providing 1,350 dwelling units, this is only 68 percent of the
market demand for 2,000 dwelling units identified by the TAP Report.'$ The No -Project Alternative
fails to meet Objectives 2, 3, 4, and 5, because it does not include components that would create
a sense of place, such as open space, and would not further the City's progress toward its climate
" City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
'$ City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-8
Page 87 of 122
action goals (Table V.2-2). In addition, the No -Project Alternative would not meet the market
demand of over 2,000 housing units determined by the market feasibility study19 (Table V.2-2).
Comparative Impacts of the No -Project Alternative: As with Recommended Alternative 3, the
No -Project Alternative results in less than significant impacts to light and glare, consistency with
air quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise,
groundborne vibration, park facilities, other public facilities, deterioration of existing recreation
facilities, or the need to construct new recreation facilities, water or wastewater facilities, water
supply or wastewater capacity (Table V.2-3). The No -Project Alternative results in significant and
unavoidable impacts related to emissions of criteria pollutants, NO, PM2.5, and PM,o, during
construction and exposure of sensitive receptors to criteria air pollutants due to the proximity and
intensity of construction activities. The No -Project Alternative results in significant and
unavoidable impacts related to exposure of sensitive receptors to criteria air pollutants due to the
proximity and intensity of construction activities. In addition, like Recommended Alternative 3, the
No -Project Alternative would result in significant and unavoidable impacts due to the 1,350
additional dwelling units, 97 hotels rooms, and retention of 510,000 sf of retail/commercial space.
Without increasing local housing, the No -Project Alternative would exacerbate the per capita VMT
by focusing on destination trips from housing and office space beyond the limits of the Specific
Plan Area. Unlike Recommended Alternative 3, the No -Project Alternative does not require Traffic
Demand Management measures that would be employed with Recommended Alternative 3, thus
further contributing to increase per capita VMT (Table V.2-3).
The No -Project Alternative does not resolve the significant and unavoidable impacts that would
occur with the recommended Alternative 3.
As with Recommended Alternative 3, the No -Project Alternative requires implementation of seven
Air Quality Measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-
3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. MM-TRANS-1 was not included in the Certified
General Plan EIR.
The No -Project Alternative is not recommended as it would only meet four of the eight project
objectives and would not avoid significant environmental impacts. In addition, the No -Project
Alternative would exacerbate the per capita VMT and would not provide a balance of land uses
that would achieve the highest number of housing units and square footage of open space within
the Planning Area.
V.2.3 Refined Project, High Density with Road Diet
Specific Plan Elements: As with Recommended Alternative 3, the Refined Project was designed
to implement General Plan 2040 by supporting its vision and development policies which guide
the physical growth of the Town Center Planning Area, taking into consideration the
recommended Specific Plan elements resulting from the TAP Report'20 and supporting market
19 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
21 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-9
Page 88 of 122
feasibility study.21,22 Unlike Recommended Alternative 3, the refined project includes a road diet
and, as such, is incompatible with the City's Complete Streets Project.
As with Recommended Alternative 3, the refined project achieves the highest number of
housing units and hotel rooms, square footage of retail/commercial space, and the same square
footage of open space within the Planning Area and adds bicycle lanes (Table V.2-1):
• Up to 2,055 multi -family housing units
200 hotel rooms
446,000 sf of commercial leasable space
• 40,000 sf of open space
• Four of six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area,
with 11 -1 4.5-feet-wide lane widths, and 5- to 15-feet-wide turn pockets
• Accommodates parking on Diamond Bar Boulevard
• Existing 8-feet wide sidewalks adjacent to Diamond Bar Boulevard are retained
• Class IV Bicycle Lanes on Diamond Bar Bolulevard, Golden Springs Drive, Grand
Avenue, and Prospectors Road and Class III bicycle lane on Sunset Crossing Road
The proposed refinements to Diamond Bar Boulevard within the Specific Plan Area are
incompatible with the City's Complete Streets Project.
Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, the refined
project meets the eight objectives established for the Diamond Bar Town Center Specific Plan
(see Table V.2-1).
Comparative Impacts of the Refined Project Alternative: As with Recommended Alternative
3, the refined project results in less than significant impacts to light and glare, consistency with air
quality plans, odors, greenhouse gas emissions, depletion of groundwater, ambient noise,
groundborne vibration, park facilities, other public facilities, deterioration of existing recreation
facilities, or the need to construct new recreation facilities, water or wastewater facilities, water
supply or wastewater capacity (Table V.2-3). As with Recommended Alternative 3, the refined
project results in significant and unavoidable impacts related to emissions of criteria pollutants,
ROG, and PM2.5, during operation and exposure of sensitive receptors to criteria air pollutants
(Table V.2-3). As with Recommended Alternative 3, the refined project requires Traffic Demand
Management measures to be applied; however, per capita VMT would be expected to increase
in the Specific Plan area due to the addition of 2,055 dwelling units and 200 hotel rooms over the
existing conditions, and 705 more dwelling units than General Plan 2040, as updated by the 2021-
2029 Housing Element Update (Table V.2-3).
The refined project does not resolve the significant and unavoidable impacts that would occur
with the recommended Alternative 3.
As with Recommended Alternative 3, the refined project requires implementation of seven Air
Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3,
21 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
22 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-10
Page 89 of 122
MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative
3, the refined project requires implementation of MM-TRANS-1.
The refined project is not recommended as it would be incompatible with the Complete Streets
Project (see Table V.2-1). The incompatibility of the road diet element of the refined project with
the adopted Complete Streets Project was determined by the Director of Community
Development to not be in the best interest of the City.
V.2.4 Alternative 1 (Medium Density with Road Diet)
Specific Plan Elements: As with Recommended Alternative 3, Alternative 1 was designed to
implement General Plan 2040 by supporting its vision and development policies which guide
the physical growth of the Planning Area, taking into consideration the recommended Specific
Plan elements resulting from the TAP Report'23 and supporting market feasibility stud y.24 Unlike
Recommended Alternative 3, Alternative 1 includes a road diet and, as such, is incompatible
with the City's Complete Streets Project.
As with Recommended Alternative 3, Alternative 1 provides dwelling units and hotel rooms,
retail/commercial space, and open space within the Diamond Bar Specific Plan Area and adds
bicycle lanes (Table V.2-1):
• Up to 1,677 multi -family housing units
• 175 hotel rooms
• 426,000 sf of commercial leasable space
• 40,000 sf of open space
• Four of six lanes of Diamond Bar Boulevard are retained within the Specific Plan Area,
with 11- to 14.5-foot-wide lane widths, and 5- to 15-foot-wide turn pockets
• Accommodates parking on Diamond Bar Boulevard
• Existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained
• Class IV Bicycle Lanes on Diamond Bar Blvd, Golden Springs Drive, Grand Avenue, and
Prospectors Road and Class III bicycle lane on Sunset Crossing Road
Alternative 1 calls for less development than Recommended Alternative 3. Specifically, there
would be 378 fewer dwelling units, 25 fewer hotel rooms, and 20,000 sf less retail/commercial
space. As with Recommended Alternative 3, Alternative 1 calls for the development of 40,000
sf of open space. Unlike Recommended Alternative 3, Alternative 1 includes a road diet
reducing Diamond Bar Boulevard from six lanes within the Planning Area to four lanes.
The proposed refinements to Diamond Bar Boulevard (reduction from six lanes to four lanes)
within the Specific Plan Area are incompatible with the City's Complete Streets Project.
Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, Alternative
1 meets the eight objectives established for the Diamond Bar Town Center Specific Plan; however,
Objectives 6 and 7 would only be partially met due to the reductions in dwelling units and
23 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
21 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-11
Page 90 of 122
retail/commercial space (see Table V.2-1). Although Alternative 1 meets Objective 1 by providing
1,677 dwelling units, this is only 84 percent of the market demand for 2,000 dwelling units
identified by the TAP Report."
Comparative Impacts of Alternative 1: As with Recommended Alternative 3, Alternative 1
results in less than significant impacts to light and glare, consistency with air quality plans, odors,
greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park
facilities, other public facilities, deterioration of existing recreation facilities, or the need to
construct new recreation facilities, water or wastewater facilities, water supply or wastewater
capacity (Table V.2-3). As with Recommended Alternative 3, Alternative 1 results in significant and
unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation
and exposure of sensitive receptors to criteria air pollutants (Table V.2-3). As with Recommended
Alternative 3, Alternative 1 requires Traffic Demand Management Measures to be applied;
however, per capita VMT would be expected to increase in the Specific Plan area due to the
addition of 1,677 dwelling units and 175 hotel rooms over the existing condition, and 327 more
dwelling units than General Plan 2040, as updated by the 2021-2029 Housing Element Update
(Table V.2-3).
Alternative 1 does not resolve the significant and unavoidable impacts that would occur with the
recommended Alternative 3.
As with Recommended Alternative 3, Alternative 1 requires the implementation of seven Air
Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3,
MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative 3,
Alternative 1 requires implementation of MM-TRANS-1.
Alternative 1 is not recommended as it would not meet all of the project objectives as fully as
Alternative 3, would not avoid the significant impacts that would occur under Alternative 3, and
would be incompatible with the Complete Streets Project (see Table V.2-1). The incompatibility
of the road diet element of Alternative 1 with the adopted Complete Streets Project was
determined by the Director of Community Development to not be in the best interest of the City.
In addition, Alternative 1 would not fully provide a balance of land uses that would achieve the
highest number of housing units and commercial space within the Planning Area as it would
provide fewer housing units and commercial space than Alternative 3.
V.2.5 Alternative 2: Low Density with Road Diet
Specific Plan Elements: As with Recommended Alternative 3, Alternative 2 was designed to
implement General Plan 2040 by supporting its vision and development policies which guide
the physical growth of the Town Center Planning Area, taking into consideration the
recommended Specific Plan elements resulting from the TAP Report'21 and supporting market
feasibility study.27 Unlike Recommended Alternative 3, Alternative 2 includes a road diet and, as
such, is incompatible with the City's Complete Streets Project.
21 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
21 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
27 RCLCO Real Estate Consulting. Existing Conditions & Market Demand Analysis: Diamond Bar Town Center for the
Cit of Diamond Bar, California. September 6, 2022.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-12
Page 91 of 122
As with Recommended Alternative 3, Alternative 2 provides dwelling units and hotel rooms,
retail/commercial space, and open space within the Planning Area and adds bicycle lanes
(Table V.2-1):
• Up to 1,350 multi -family housing units
• 150 hotel rooms
• 411,000 sf of commercial leasable space
40,000 sf of open space
Four of six lanes of Diamond Bar Boulevard are retained within the Planning Area, with
11- to 14.5-foot-wide lane widths, and 5- to 15-foot-wide turn pockets
• Accommodates parking on Diamond Bar Boulevard
• Existing 8-foot-wide sidewalks adjacent to Diamond Bar Boulevard are retained
• Class IV Bicycle Lanes on Diamond Bar Blvd, Golden Springs Drive, Grand Avenue, and
Prospectors Road and Class III bicycle lane on Sunset Crossing Road
Alternative 2 calls for even less development than recommended Alternative 3. Specifically,
there would be 705 fewer housing units, 50 fewer hotel rooms, and 35,000 sf less
retail/commercial space. As with Recommended Alternative 3, Alternative 2 calls for
development of 40,000 sf of open space. Unlike Recommended Alternative 3, Alternative 1
includes a road diet reducing Diamond Bar Boulevard from six lanes within the Planning Area
to four lanes.
The proposed refinements to Diamond Bar Boulevard (reduction from six lanes to four lanes)
within the Specific Plan Area are incompatible with the City's Complete Streets Project.
Effectiveness in Meeting Project Objectives: As with Recommended Alternative 3, Alternative
2 meets the eight objectives established for the Diamond Bar Town Center Specific Plan;
(however, Objectives 6 and 7 would only be partially met due to the reductions in dwelling units
and retail/commercial space) (see Table V.2-1). Although Alternative 2 meets Objective 1 by
providing 1,350 dwelling units, this is only 68 percent of the market demand for 2,000 dwelling
units identified by the TAP Report.28
Comparative Impacts of Alternative 2: As with Recommended Alternative 3, Alternative 2
results in less than significant impacts to light and glare, consistency with air quality plans, odors,
greenhouse gas emissions, depletion of groundwater, ambient noise, groundborne vibration, park
facilities, other public facilities, deterioration of existing recreation facilities, or the need to
construct new recreation facilities, water or wastewater facilities, water supply or wastewater
capacity (Table V.2-3). As with Recommended Alternative 3, Alternative 2 results in significant and
unavoidable impacts related to emissions of criteria pollutants, ROG and PM2.5, during operation
and exposure of sensitive receptors to criteria air pollutants (Table V.2-3). As with Recommended
Alternative 3, Alternative 2 requires Traffic Demand Management Measures to be applied;
however, per capita VMT would be expected to increase in the Specific Plan area due to the
addition of 1,350 dwelling units and 150 hotel rooms over the existing conditions (Table V.2-3).
Dwelling units would be the same as General Plan 2040, as updated by the 2021-2029 Housing
Element Update (Table V.2-3).
28 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page V-13
Page 92 of 122
As with Recommended Alternative 3, Alternative 2 requires the implementation of seven Air
Quality measures identified in the Certified General Plan EIR: MM-AQ-1, MM-AQ-2, MM-AQ-3,
MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-AQ-7. In addition, as with Recommended Alternative 3,
Alternative 2 requires implementation of MM-TRANS-1.
The SIR identified Alternative 2, with its lower density, somewhat reduced emission of criteria air
pollutants during construction due to reduced dwelling units, hotel rooms, and retail commercial
space, as the Environmentally Superior Alternative. However, the adverse effect on the
community of reducing the production of dwelling units to 68 percent of the market demand
established in the TAP Report'29 and the corresponding reduction in consumers to support
retail/commercial development, was determined by the Director of Community Development to
not be in the best interest of the City. Similarly, the incompatibility of the Road Diet element of
Alternative 2 with the adopted Complete Streets Project was determined by the Director of
Community Development to not be in the best interest of the City. Finally, while lowering emissions
during construction, Alternative 2 shares the same significant and unavoidable impacts that would
result from recommended Alternative 3. As such, the Environmentally Superior Alternative was
not recommended to the Planning Commission or City Council for adoption.
29 City of Diamond Bar. April 2021. Los Angeles Diamond Bar Town Center: Technical Assistance Panel Report.
Available at: https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-Town-Center-Report-
April2021?bidld= . Accessed January 13, 2026.
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VI FINDINGS REGARDING MITIGATION
MONITORING AND REPORTING PROGRAM
According to Section 21081.6 of the Public Resources Code, and pursuant to Sections 15091 and
15097 of the State CEQA Guidelines, CEQA requires that when a public agency is making the
findings required by Section 21081 and Section 15091, the public agency shall adopt a reporting
or monitoring program for the changes made to the project or conditions of project approval,
adopted to mitigate or avoid significant effects on the environment.
The City of Diamond Bar hereby finds that the Mitigation Monitoring and Reporting Program for
the Recommended Alternative 3 meets the requirements of Section 21081.6 of the Public
Resources Code and Sections 15091 and 15097 of the State CEQA Guidelines by providing a
monitoring program designed to ensure compliance during project implementation with mitigation
measures adopted by the City.
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February 2026 Page VI-1
Page 94 of 122
VII FINDINGS REGARDING LOCATION AND
CUSTODIAN OF DOCUMENTS
Section 15091(e) of the State CEQA Guidelines requires a public agency specify the location and
custodian of the documents or other materials that constitute the record of proceedings upon
which the decision is based.
The documents and other materials that constitute the Record of Proceedings on which the City
of Diamond Bar's Findings of Fact are based are located at:
City of Diamond Bar
Community Development Department/Planning Division
21810 Copley Dr.
Diamond Bar, CA 91765
Phone: (909) 839-7030
Email: glee(aD_diamondbarca.gov
The Record of Proceedings, including copies of the SIR and all documents incorporated by
reference in the SIR, are available for review between the hours of 7:30 a.m. and 5:30 p.m.
Monday through Thursday, and 7:30 a.m. to 4:30 p.m. on Friday.
The custodian of these documents is the City of Diamond Bar. This information is provided in
compliance with Public Resources Code Section 21081.6(a)(2).
For purposes of CEQA and these Findings, the Record of Proceedings for the Project consists of
the following documents and other evidence, at a minimum:
• The NOP, NOA, and all other public notices issued by the City of Diamond Bar in
conjunction with the Project;
• The Final SIR;
• The Draft SIR;
• All written comments submitted by agencies or members of the public during the public
review comment period on the Draft SIR;
• All responses to written comments submitted by agencies or members of the public during
the public review comment period on the Draft SIR;
• All written and verbal public testimony presented during a noticed public hearing for the
project;
• The reports and technical memoranda included or referenced in the Response to
Comments;
• All documents, studies, or other materials incorporated by reference in the Draft SIR and
Final SIR;
• The Resolutions adopted by the City of Diamond Bar in connection with the project, and
all documents incorporated by reference therein, including comments received after the
close of the comment period and responses thereto;
• Matters of common knowledge to the City of Diamond Bar, including but not limited to
federal, state, and local laws and regulations;
• Any documents expressly cited in these Findings; and,
• Any other relevant materials required to be in the record of proceedings by Public
Resources Code Section 21167.6(e).
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VIII CERTIFICATION REGARDING INDEPENDENT
JUDGMENT
The City of Diamond Bar reviewed the Draft SIR, its supporting technical appendices, and
required changes to those documents prior to their circulation for public review. The Draft SIR
circulated for public review reflected the independent judgment of the City of Diamond Bar. The
Final SIR similarly has been subject to review and revision by the City of Diamond Bar City
Council, Planning Commission, and Community Development Department. Pursuant to Section
21082.1(c) of the Public Resources Code and Section 15090(a)of the State CEQA Guidelines,
the City of Diamond Bar certifies that the Final SIR was presented to the City Council and that the
City Council has independently reviewed and analyzed the Final SIR prior to making a decision
on the project. The Final SIR reflects the City Council's independent judgment and analysis.
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February 2026 Page VIII-1
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IX STATE CEQA GUIDELINES SECTIONS 15091,
150927 AND 15093 FINDINGS
The City has prepared a Final SIR. The Final SIR includes all comments received during the
public comment period and responses to public comments. A copy of the response to comments
was provided to the party making the comment prior to the consideration of the Final SIR for
certification and prior to consideration of the Diamond Bar Town Center Specific Plan for
certification. The City made the Final SIR available for review by the public for a period 10 days
prior to consideration for certification, and provided the public with the opportunity to comment
at the Public Hearing held by the Planning Commission and a Public Hearing held by the City
Council to consider certification of the Final SIR and consider approval of the Diamond Bar
Town Center Specific Plan as described in Alternative 3 (High Density, No Road Diet). Based
on the whole record, the Community Development Director has recommended Alternative 3
(High Density, No Road Diet) to the Planning Commission and City Council for approval. This
section includes documentation of compliance with the required FOF/SOC to support the
consideration of the Final SIR for approval and consideration of Recommended Alternative 3
(High Density, No Road Diet) by the City Council.
IX.1 State CEQA Guidelines Section 15091 Findings
The City has made the required findings with respect to the significant impacts on the environment
resulting from the City of Diamond Bar Town Center Specific Plan Recommended Alternative 3
(High Density, No Road Diet) pursuant to Section 15091 of the State CEQA Guidelines.
(a) Required Findings for Significant Environmental Effects Supported by Substantial
Evidence
(1) Changes or alterations have been required in, or incorporated into, the project
which avoid or substantially lessen the significant environmental effect as identified
in the Final SIR. The Final SIR and FOF/SOC document the analysis that was
undertaken with respect to each environmental issue area carried forward for
detailed evaluation in the Final SIR:
a. Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to a
Level of Insignificance (SIR Section 4.6, Impact Analysis of Alternatives,
and FOF/SOC Section IV, Significant Unavoidable Adverse Impacts That
Cannot Be Mitigated to Below the Level of Significance).
(2) Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been
adopted by such other agency or can and should be adopted by such other agency.
a. The City has determined that the changes or alterations to the land use
development scenario adopted in the Diamond Bar General Plan 2040
(General Plan 2040),' as updated by the 2021-2029 Housing Element
Update and Land Use Planning Update that are embodied in
Recommended Alternative 3 (High Density, No Road Diet) are solely in
' City of Diamond Bar. 2019. Diamond Bar General Plan 2040. https://www.diamondbarca.gov/961/General-Plan-
2040
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page IX-1
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the responsibility of the City. The City has identified the California
Department of Transportation (Caltrans) District 7, Regional Water Quality
Control Board — Los Angeles Region, South Coast Air Quality Management
District, and Southern California Association of Governments as other
decision -making bodies that may rely on the Final SIR in the consideration
and issuance of subsequent projects undertaken pursuant to the Final SIR
("Intended Uses of This SIR" in Section 2.2, Purpose and Objective of the
Refined Project, of the Final SIR). The City provided the Draft SIR to
Caltrans District 7, Regional Water Quality Control Board — Los Angeles
Region, South Coast Air Quality Management District, and Southern
California Association of Governments for review and comment.
(3) Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible
the mitigation measures or project alternatives identified in the Final SIR.
a. The City has carried forward the seven applicable mitigation measures
from the certified Diamond Bar Comprehensive General Plan Update and
Climate Action Plan Draft Environmental Impact Report2 and added one
additional mitigation measure for transportation (FOF/SOC Section IV,
Significant Unavoidable Adverse Impacts That Cannot Be Mitigated to
Below the Level of Significance).
IX.2 State CEQA Guidelines Section 15092 Findings
The Community Development Director has determined that based on the whole of the record,
the City Planning Commission and City Council have concurred that the City has:
(a) Eliminated or substantially lessened all significant effects on the environment where
feasible as shown in the Section 15091 Findings, and
(b) Determined any remaining significant effects on the environment found to be unavoidable
under Section 15091 are acceptable due to findings under Section 15093 (FOC/SOC,
Section X, Section 15093 Findings: Statement of Overriding Considerations).
2 City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate Action Plan Draft
Environmental Impact Report. https://ceqanet.opr.ca.gov/2018051066/2
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X STATEMENT OF OVERRIDING CONSIDERATIONS
CEQA and its implementing regulations permit a public agency to approve a project
notwithstanding the existence of significant and unavoidable environmental effects, provided that
the agency makes a written statement identifying the specific benefits of the project that the
agency has determined outweigh those unavoidable effects, and that this determination is
supported by substantial evidence in the record. Specifically, CEQA Guidelines Section 15093
provides as follows:
(a) CEQA requires the decision -making agency to balance, as applicable, the
economic, legal, social, technological, or other benefits, including region -wide or
statewide environmental benefits, of a proposed project against its unavoidable
environmental risks when determining whether to approve the project. If the
specific economic, legal, social, technological, or other benefits, including region -
wide or statewide environmental benefits, of a proposal project outweigh the
unavoidable adverse environmental effects, the adverse environmental effects
may be considered "acceptable."
(b) When the lead agency approves a project which will result in the occurrence of
significant effects which are identified in the final EIR but are not avoided or
substantially lessened, the agency shall state in writing the specific reasons to
support its action based on the final EIR and/or other information in the record. The
statement of overriding considerations shall be supported by substantial evidence
in the record.
(c) If an agency makes a statement of overriding considerations, the statement should
be included in the record of the project approval and should be mentioned in the
notice of determination. This statement does not substitute for, and shall be in
addition to, findings required pursuant to Section 15091.
The SIR concluded that the implementation of Alternative 3 (the "Project") would result in
significant and unavoidable air quality and transportation impacts. Specifically, after imposition of
mitigation measures MM-AQ-1, MM-AQ-2, MM-AQ-3, MM-AQ-4, MM-AQ-5, MM-AQ-6, and MM-
AQ-7, the SIR concluded that operation of Alternative 3 would result in significant and unavoidable
impacts based on a cumulatively considerable net increase of ROGs and PM2.5, and with respect
to exposure of sensitive receptors to substantial pollutant concentrations of ROGs and PM2.5.
Further, after imposition of mitigation measure MM-TRANS-1, the SIR concluded that the Project
would result in a significant and unavoidable impact based on project -generated VMT per -service
population.
The Project, however, provides the following benefits:
A. The Specific Plan Implements the City's Housing Element Commitments to Meet
Regional Housing Needs
The City is required to accommodate its share of regional housing needs as determined by the
Regional Housing Needs Assessment ("RHNA"). On March 4, 2021, the Southern California
Association of Governments ("SCAG") adopted the 611 Cycle RHNA, 2021-2029, which assigned
2,521 dwelling units to the City. That allocation is further broken down across income categories
as follows: 844 extremely low and very low, 434 low, 437 moderate, and 806 above -moderate
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February 2026 Page X-1
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units. In order to plan for this number of units, the City's Housing Element commits the City to
rezone three mixed use focus areas at a minimum density of 30 units per acre, including the Town
Center.
The Specific Plan would implement the Housing Element's commitments and help the City to
achieve its RHNA allocation by rezoning the properties within the Specific Plan boundaries to
permit residential development at a base density of 30 dwelling units per acre. Further, the
Specific Plan would provide development incentives that may exceed those otherwise available
under the City's Development Code (Section 22.18.010) or the State Density Bonus Law
(Government Code Sections 65915-65918) for the production of housing units within the Town
Center. Specifically, the Specific Plan includes an Inclusionary Incentive Program that would
increase the base density for each "Inclusionary Point" earned by a developer. These points
would be earned by providing, among other things, affordable housing units. (Specific Plan, §
5.3, Table 5-2, Table 5-3.) The goal of this program is to encourage the production of affordable
housing in the Town Center to help the City accommodate its affordable housing RHNA allocation,
and, ultimately, to expand rental and homeownership opportunities for young households,
residents who wish to downsize and remain in Diamond Bar, and members of the workforce for
whom housing costs in Diamond Bar are out of reach.
With adoption of the Specific Plan, the Town Center could accommodate a minimum of 1,350 and
a targeted maximum of 2,055 residential units within its boundaries. The Specific Plan is therefore
consistent with, and necessary to fulfill, the City's Housing Element commitments and its
obligation to accommodate its RHNA allocation.
B. The Specific Plan Is Projected to Generate a Positive Fiscal Impact to the City's
General Fund
The Specific Plan would generate significant ongoing fiscal benefits to the City's General Fund.
In 2022, RCLCO prepared a fiscal impact analysis to evaluate potential development scenarios
for the Town Center. (RCLCO Fiscal Impact Analysis Diamond Bar Town Center, November 18,
2022.) The fiscal impact analysis projected that a development program of approximately 2,055
residential units and approximately 446,000 square feet of commercial space was projected to
generate a stabilized positive annual net fiscal impact of approximately $1.96 million to the City's
General Fund. (p. 5.) The existing use of the site, at the time that the fiscal impact analysis was
prepared, was approximately $1.05 million in annual net fiscal impact. (p. 5.)
The existing Town Center area, which comprises primarily aging automobile -oriented retail
(approximately 456,000 square feet) and a 97-room motel, currently generates limited property
tax revenue (approximately $142,100 annually) and sales tax revenue (approximately $672,800
annually) to the City. (p. 6.) The Specific Plan would transform this underutilized commercial
area into a vibrant mixed -use development. The Specific Plan, which would allow for up to 2,055
residential units and approximately 446,000 square feet of commercial space, closely matches
the residential and commercial components analyzed in the fiscal study. (pp. 4, 6.) And, as a
result, according to the fiscal impact analysis, the Specific Plan could generate approximately
$900,000 more annually as compared to the existing use. (p. 5.)
The increased fiscal benefits would result primarily from new property tax revenues (projected at
approximately $1.24 million annually) and sales tax revenues (projected at approximately $1.11
million annually), as well as transient occupancy tax (projected at approximately $520,500
annually for 97 hotel rooms. (p. 6.) The Specific Plan, however, allows for up to 200 hotel rooms
compared to the 97 hotel rooms analyzed in the fiscal study, which would generate additional
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February 2026 Page X-2
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transient occupancy tax revenues beyond those projected in the analysis. (pp. 4, 16.) While the
Specific Plan would result in increased demand for City services due to the additional residential
population and commercial activity, the incremental General Fund expenditures required to serve
the new development are projected to be substantially lower than the revenues generated,
resulting in a strong positive net fiscal impact. (pp. 6-7.)
These recurring revenues would provide a stable, long-term funding source to support essential
municipal services including public safety, parks and recreation, public works, and community
development programs that benefit all City residents. Without the Specific Plan, the Town Center
Area would remain in its current, underutilized condition.
C. The Specific Plan Represents a Guiding Framework for Future Development Based
on Extensive Public Engagement
The Specific Plan would implement the City's 2040 General Plan, adopted by the City Council in
December 2019 following a three-year process of public outreach, engagement, and participation.
Throughout the General Plan update process, Diamond Bar residents consistently expressed
their desire for more local access to dining, entertainment, and retail establishments, as well as
for pedestrian -oriented, mixed -use activity centers. (Urban Land Institute Technical Assistance
Panel Report, p. 5.) As a result, the 2040 General Plan established a new vision for a pedestrian -
oriented "Town Center," where residents can enjoy activated spaces, urban housing opportunities,
food -oriented retail, restaurants, and entertainment.
The Specific Plan is the result of further public input from residents and local stakeholders.
(Specific Plan, § 1.10.) Through public workshops, periodic meetings, and a public website, the
public was encouraged to share their thoughts on the proposed Specific Plan. (Specific Plan §§
1.10.1-1.10.3.) Public comments and questions were noted and factored into the final plan.
(Specific Plan § 1.10.3.)
The Specific Plan translates this community vision into implementable development standards
and design guidelines for the Town Center Mixed Use Area. The Specific plan is "crafted to reflect
the aspiration of the City's residents for a pedestrian friendly Town Center." (Specific Plan § 2.3).
To that end, the Specific Plan calls for (among other things): a "New Town Square", a public green
visible from Diamond Boulevard with a civic building; a "New Main Street," a north -south street
with 18' wide sidewalks and views of the San Gabriel Mountains; a "New Street Grid" that would
improve street intersection density, which is in turn associated with increased walkability and
decreased per capita air pollution from vehicle emissions (the existing condition is 65
intersections/square mile, the minimum density to achieve a walkable environment is 150
intersections/square mile, and the Specific Plan calls for 284 intersections/square mile); a "New
Torito Lane" that would extend the existing Torito Lane around a new neighborhood green crossing
and through the new public plaza; and a "New Neighborhood Adjacent to Golden Springs Drive"
that integrates elevated parcels into the larger Town Center through a public, accessible grand
staircase inspired by the Spanish Steps in Rome. (Specific Plan §§ 2.3.)
Without the Specific Plan, the existing zoning for the Town Center area would not implement the
2040 General Plan's vision or fulfill the community's expressed desire for a pedestrian -oriented,
mixed -use Town Center with activated public spaces, diverse housing options, and walkable
streets.
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D. The Specific Plan Reflects Best Practices and Expert Recommendations for Town
Center Development
Following adoption of the Vision 2040 General Plan, the City sought guidance from the Urban
Land Institute Los Angeles (ULI-LA) to better understand market possibilities, implementation
strategies, and design frameworks for the Diamond Bar Town Center. (Urban Land Institute
Technical Assistance Panel Report ("TAP Report"), Diamond Bar Town Center, April 2021, p. 5.)
In April 2021, ULI-LA convened a Technical Assistance Panel ("Panel") of experts in land use, real
estate development, architecture, urban design, city planning, economic analysis, and
development financing to provide pro bono planning assistance. (TAP Report at p. 2.) Over a
week-long process, the panel toured the site, interviewed city officials, property owners, and
community members, analyzed the area, and presented findings to a joint session of the City
Council and Planning Commission. (TAP Report at pp. 8-9.)
The Panel identified comparable successful projects including The Village at Totem Lake (26
acres, 850 units, 400,000 SF retail), Santana Row (42 acres, 1,200 units, 680,000 SF retail), and
Santa Clara Square (92 acres, 1,300 units, 120,000 SF retail), demonstrating that mixed -use town
centers of similar or larger scale have been successfully developed in other California
communities. (TAP Report at pp. 20-21.) The Panel emphasized that "[a]II over the country and
world, successful town centers are surrounded by, and integrated with, denser residential
densities" and concluded its vision "includes higher residential densities than currently allowed in
the Vision 2040 General Plan" because "[t]hese higher residential densities would provide the
benefit of creating new housing options affordable at a mix of income levels" and "[t]he resulting
residential population would also drive demand for new restaurants, retail, walkability, and open
and gathering spaces in the Town Center." (TAP Report at pp. 7, 13.) The Panel recommended
that the City develop a Specific Plan "that provides both the certainty to incentivize investment
and the flexibility to ensure the financial feasibility of future development" and use "an urban
framework to guide the cohesive redevelopment of the Town Center, with urban -sized blocks,
residential density, and a priority on pedestrian movement." (TAP Report at p. 7.)
The Specific Plan incorporates these expert recommendations through its urban street grid (284
intersections per square mile compared to the existing 65), pedestrian features including the
grand staircase and 18-foot wide sidewalks, mix of uses, minimum residential density of 30 units
per acre, and Inclusionary Incentive Program. By following guidance from experienced
professionals who evaluated comparable successful projects, the Specific Plan increases the
likelihood of achieving the community's vision and delivering anticipated benefits.
E. The Specific Plan Leverages Unique Site Characteristics and Regional Connectivity
The Town Center site possesses exceptional characteristics that the Specific Plan would leverage
to create a unique community asset. The ULI Technical Assistance Panel identified the site's
sloped topography as creating opportunities for design elements that take advantage of the
natural topography while optimizing the location of parking and creating space for pedestrian
plazas and paseos. (TAP Report at p. 7.) The Panel noted that "[w]ith dramatic vistas to the San
Gabriel Mountains to the north, these pedestrian spaces would be lined by creative and authentic
food uses —the kinds of uses that activate the atmosphere of a village, with people shopping,
eating, and celebrating." (TAP Report at p. 7.)
The Specific Plan leverages these exceptional site characteristics through deliberate design
strategies and development standards. The sloped topography identified by the TAP is utilized
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page X-4
Page 102 of 122
through the grand staircase connecting Golden Springs Drive to New Main Street to the north —
a public amenity that not only provides pedestrian connectivity between upper and lower portions
of the site but is envisioned as "a place in and of itself," offering dramatic views to the San Gabriel
Mountains while serving as a community gathering space. (Specific Plan § 2.3.5.) The Specific
Plan's street grid and block structure optimize parking locations by integrating structured and
subgrade parking that takes advantage of the site's grade changes, reducing surface parking from
the current 2,086 spaces that dominate the site and freeing land for the pedestrian plazas, paseos,
and activated street frontages recommended by the TAP.
The site's strategic location adjacent to the SR-57 and SR-60 interchange —where approximately
350,000 vehicles traverse during a typical weekday —provides exceptional regional visibility and
accessibility. (TAP Report at p. 11.) This strategic location positions the site to capture demand
from a broader market area than a typical neighborhood -serving commercial center. The site is
also proximate to the Gateway Corporate Center, which houses the South Coast Air Quality
Management District, City Hall, and several Fortune 500 companies, supplying a high
concentration of well -paying jobs and a large daytime workforce population that can support Town
Center retail and dining establishments. (TAP Report at p. 10.) The Panel noted that ongoing
phased improvements to the 57-60 interchange are "intended to significantly reduce congestion
and collisions while also preventing overflow traffic onto the surface streets of Diamond Bar,"
which would make the area more accommodating to pedestrian activity and support the Specific
Plan's vision for a walkable, mixed -use Town Center. (TAP Report at p. 11.)
The Specific Plan's mix of uses, including up to 2,055 residential units and approximately 446,000
square feet of commercial space, is specifically scaled to take advantage of the site's strategic
location adjacent to major regional transportation corridors and proximity to the Gateway
Corporate Center's daytime workforce population, creating the critical mass of residents and
daytime workers needed to support viable retail and dining establishments.
F. The Specific Plan Responds to Strong Market Demand
The Specific Plan responds to documented market demand for housing and retail uses in
Diamond Bar that has been unmet for decades. Market analysis prepared by RCLCO in
September 2022 found that "[d]evelopment of new housing in Diamond Bar has been limited over
the past two decades" with no new apartment communities delivered in the city since 1989 and
building permits decreasing precipitously between 1980 and 2000. (RCLCO Existing Conditions
& Market Demand Analysis "Demand Analysis", Diamond Bar Town Center, September 6, 2022,
p. 6.) This limited inventory has resulted in historically low apartment vacancy rates of just 0.8%,
and tight vacancies combined with strong rent growth averaging 5.3% between 2017 and 2021
indicate strong demand for new multifamily housing. (Demand Analysis, p. 6.) RCLCO concluded
that "the market has been underdeveloped for several decades and harbors inherent unmet
demand" and that "[t]he aging population of Diamond Bar is resultant of a lack of new housing"
such that "the introduction of a highly stratified and master -planned housing program should
induce the latent demand within the region that has been building." (Demand Analysis, p. 6.)
The Specific Plan would address this unmet demand by implementing a targeted maximum of
2,055 residential units in diversified housing types serving residents at multiple income levels and
life stages. Given the City's current lack of a central retail corridor or true town center, the
Diamond Bar Town Center has the opportunity to capture a broad demand pool for retail, dining,
hospitality, and multifamily housing with limited competition. (Demand Analysis, p. 6.) By
providing new housing options that have been unavailable in Diamond Bar for over three decades,
the Specific Plan would allow younger households to move into the community, enable existing
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page X-5
Page 103 of 122
residents to downsize while remaining in Diamond Bar, and accommodate essential workers and
the daytime workforce serving the Gateway Corporate Center and other Diamond Bar employers
who currently cannot afford to live in the City.
Conclusion
The City of Diamond Bar has balanced the Project's benefits against the Project's significant
unavoidable impacts. The City Council finds that the proposed Project's benefits outweigh the
Project's significant unavoidable impacts, and these impacts, therefore, are considered
acceptable in light of the Project's benefits. The City Council finds that each of the benefits
described above is an overriding consideration, independent of the other benefits, which warrants
approval of the Project notwithstanding the Project's significant unavoidable impacts.
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page X-6
Page 104 of 122
XI REFERENCES
California Air Pollution Control Officers Association. December 2021. Handbook for Analyzing
Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and
Advancing Health and Equity.
https://caleemod.com/documents/handbook/fuI1_handbook.pdf
California Building Standards Commission. 2023. Revision Record for the State of California.
2022 Title 24, Part 9, California Fire Code. https://www.iccsafe.org/wp-
content/uploads/errata_central/2022-California-Fire-Code-Part-9-Errata-eff.-January-
2023-5590S221. pdf
City of Diamond Bar. 2019. Diamond Bar Comprehensive General Plan Update and Climate
Action Plan Draft Environmental Impact Report.
https://ceqanet.opr.ca.gov/2018051066/2
City of Diamond Bar. 2019. Diamond Bar General Plan 2040.
https://www.diamondbarca.gov/961/General-Plan-2040
City of Diamond Bar. 2019. Diamond Bar General Plan 2040: Community Character &
Placemaking. https://www.diamondbarca.gov/DocumentCenter/View/7090/3-
Community-Characterr?bidld=
City of Diamond Bar. 2022. Diamond Bar General Plan 2040 Housing Element Update 2021-
2029. https://www.diamondbarca.gov/963/Housing-Element-Update
City of Diamond Bar. 2023. City of Diamond Bar General Plan Update Existing Conditions
Report —Volume III.
https://www.diamondbarca.gov/DocumentCenterNiew/7518/General-Plan-Existing-
Conditions-Report---Volume-111_011017?bidld=
City of Diamond Bar. November 21, 2023. First Amendment to the Professional Services
Agreement with MNS Engineers, Inc. for the Design of Diamond Bar Complete Street
Project (CIP# PW17400). City Council Agenda Report. Prepared by Daniel Fox, City
Manager, for Honorable Mayor and Members of the City Council.
https://diamondbarca.igm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetinglD=1962
&MediaPosition=&ID=3375&CssClass= (accessed January 13, 2026).
City of Diamond Bar. December 17, 2024. Adopt Resolution Authorizing Execution of Funding
Agreements for State and Federal Funding, Approve WVWD Utility Agreement, Approve
LACFCD Trash Excluder Agreement and Adopt a Class 1 CEQA Exemption for the
Diamond Bar Boulevard Complete Streets Project. City Council Agenda Report.
Prepared by Daniel Fox, City Manager, for Honorable Mayor and Members of the City
Council.
https://diamondbarca.igm2.com/Citizens/Detail_LegiFile.aspx?Frame=&MeetinglD=2052
&MediaPosition =&ID=3615&CssClass= (accessed January 13, 2026).
City of Diamond Bar. November 4, 2025. Award of Construction Agreement for the Diamond Bar
Boulevard Complete Streets Project - CIP No. S1256 (Gentry Brothers, Inc.) and
Approval of Amendment 2 to a Professional Services Agreement for Construction
Management and Inspection Services (Local Agency Engineering Associates, Inc.). City
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page XI-1
Page 105 of 122
Council Agenda Report. Prepared by Daniel Fox, City Manager, for Honorable Mayor
and Members of the City Council.
City of Diamond Bar. January 2026. Diamond Bar Town Center Specific Plan Mitigation
Monitoring and Reporting Program.
City of Diamond Bar. N.d. Code of Ordinances, Title 22 — Development Code, Chapter 22.10 —
Commercial/Industrial Zoning Districts.
County of Los Angeles Chief Executive Office. July 2011. Forty -Year Lease and Memorandum
of Understanding with the City of Diamond Bar: The Diamond Bar Library, 2180 Copley
Drive, Diamond Bar.
LA County Library. 2024. Where Community Happens. Strategic Plan 2024-2028.
https://Iacountylibrary.org/wp-
content/uploads/2024/03/LACountyLibrary_Strategic_PIan_2024-28.pdf (accessed
December 2, 2024).
RCLCO Real Estate Consulting. 2022. Existing Conditions & Marketing Demand Analysis:
Diamond Bar Town Center, Diamond Bar, California. Prepared for Torti Gallas +
Partners.
Pomona Unified School District. 2015. Promise of Excellence: PUSD Strategic Plan 2015-2020.
https://4.files.edl.io/ca53/07/05/18/172730-f37al a36-3e3f-434d-b959-eel a9O53eb45.pdf
South Coast Air Quality Management District. 1993. CEQA Air Quality Handbook.
http://www.agmd.gov/home/rules-compliance/ceqa/air-quality-analysis-handbook/ceqa-
air-quality-handbook-(1993)
South Coast Air Quality Management District. June 2008. Appendix C, LST Mass Look -up
Tables. Final Localized Significance Thresholds Methodology.
http://www.agmd.gov/docs/default-source/ceqa/handbook/localized-significance-
th resholds/append ix-c-mass-rate-Ist-look-u p-tables. pdf?sfvrsn=2
Southern California Association of Governments. May 2020. MMRP for the Connect SoCal Final
PEIR. https://scag.ca.gov/sites/main/files/file-attachments/exhibit-
a_ con nectsocal_peir. pdf#:—:text=lt%20is%20the%20intent%20of%20this%20program%
20to%3A, and %20%287%29%20utilize%20existing%20review%20processes%20wherev
er%20feasible.
Southern California Association of Governments. September 2020. Connect SoCal.
https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-
plan_0. pdf? 1606001176
2022 California Building Code, Title 24. https://codes.iccsafe.org/content/CABC2022Pl
Urban Land Institute -Los Angeles. April 2021. Technical Assistance Panel Report: Diamond Bar
Town Center. https://www.diamondbarca.gov/DocumentCenter/View/8250/Diamond-Bar-
Town-Center-Report-Apri12021?bidld= (accessed October 29, 2024).
Diamond Bar Town Center Specific Plan Findings of Fact and Statement of Overriding Considerations
February 2026 Page XI-2
Page 106 of 122
PLANNING COMMISSION
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND
BAR, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT THE
TOWN CENTER SPECIFIC PLAN AND CORRESPONDING AMENDMENTS TO THE
GENERAL PLAN 2040 LAND USE AND ECONOMIC DEVELOPMENT ELEMENT,
DEVELOPMENT CODE, AND ZONING MAP.
A. RECITALS
On December 17, 2019, the City Council adopted the Diamond Bar General
Plan 2040 ("General Plan") and the Climate Action Plan 2040 ("CAP") to
create a vision and blueprint for development through 2040. The Vision to
create a Diamond Bar Town Center was conceived with the adoption of the
General Plan Update. Early in the General Plan Update process, Diamond
Bar residents expressed a desire to establish a downtown, or "Town Center"
in Diamond Bar: a walkable "place" with entertainment, retail, restaurants,
community gathering spaces and urban housing opportunities. Participants
in the General Plan Update process cited various examples of thriving
historic, revitalized and newly created downtowns in nearby communities
that they patronize regularly, including Brea, Chino Hills, Claremont,
Fullerton and Monrovia. Several sites within the City were initially identified
and discussed as potential locations for the Town Center. Ultimately, the
45-acre commercial district along Diamond Bar Boulevard, between Golden
Springs Drive and the SR-60 Freeway would be designated as the Town
Center Mixed -Use Focus Area in the General Plan.
2. The Diamond Bar General Plan 2040 establishes the Town Center Mixed -
Use, Neighborhood Mixed -Use, Transit Oriented Mixed -Use, and
Community Core Overlay focus areas and corresponding land use
designations, estimates that up to 3,750 new housing units could be built in
the City by 2040, and anticipates that much of this growth will occur within
these four focus areas.
3. In conjunction with the adoption of the General Plan and the CAP, the City,
as lead agency, prepared an Environmental Impact Report, State
Clearinghouse Number 2018051066, to analyze the potential
environmental impacts of those plans (the "EIR"). The City Council certified
the EIR on December 17, 2019, and the City filed a Notice of Determination
on December 18, 2019.
4. The following passage from the General Plan summarizes the community
vision for the Town Center:
Page 107 of 122
Throughout the General Plan update process, residents of Diamond
Bar have expressed a desire for greater access to dining,
entertainment, and retail establishments within the city. More
specifically, community input indicated a desire for the concentration
of these new establishments within a walkable area resembling a
more traditional downtown. While Diamond Bar has numerous
centers of activity, including the Diamond Bar Center, the City Hall
and Library complex, high schools and various suburban -style
commercial centers, the city lacks a clear community focal point — a
role commonly played by a vibrant downtown.
5. A number of principles were established as part of the General Plan to
further expand, reinforce and support the community vision. Guiding
Principle 3 describes the Town Center's role as follows: "Create an inviting
Town Center. Foster the development of a vibrant, pedestrian -oriented
Town Center in Diamond Bar that serves as a place for Diamond Bar's
residents to shop, dine and gather."
6. To support the community vision and Guiding Principle 3, the General Plan
Land Use and Economic Development Element sets forth the following
Goals for the Town Center:
LU-G-22 - Promote and support the commercial area on both sides of
Diamond Bar Boulevard from Golden Springs Drive to SR-60 as a vibrant,
pedestrian -oriented Town Center that serves as Diamond Bar's primary
specialty retail and dining destination and is accessible to all Diamond Bar
residents.
LU-G-23 - Ensure an inviting and comfortable public realm to encourage
pedestrian activity in the Town Center area.
7. In the fall of 2020, The City engaged the Urban Land Institute — Los Angeles
(ULI-LA) to assemble a Technical Assistance Panel (TAP) to gain a better
understanding of the market possibilities, implementation strategies, and
design framework to consider as an initial step to implement the policies of
the General Plan for the Town Center Focus Area.
8. The TAP convened between April 12 - 16, 2021, where panelists were able
to visit, analyze and present some initial recommendations about the
opportunities for the project area. The TAP presented its findings and
recommendations at a Special Joint Planning Commission/City Council
meeting on April 16, 2021 which was open to the public. Key
recommendations from the TAP included the following:
• An increase in the residential densities over that currently allowed by the
General Plan 2040 is needed to encourage new housing options
2
Page 108 of 122
affordable at a mix of income levels, and help drive demand for new
restaurants, retail, walkability, and open and gathering spaces in the
Town Center.
An urban framework with urban -sized blocks, residential density with a
priority on pedestrian movement in and around the focus area is
envisioned to create a successful Town Center environment.
Deliberate design choices can take advantage of the natural topography
of the site by creating pedestrian -only plazas and paseos lined with retail
and restaurants to activate the space offering dramatic views of the San
Gabriel mountains.
Adoption of a Specific Plan would provide the certainty to incentivize
investment and create flexibility to ensure financial feasibility for future
development.
9. In the summer of 2021, ULI-LA published the Diamond Bar Town Center
Technical Assistance Panel Report, which documented the TAP's land use,
design, programming and implementations recommendations for the Town
Center, including the foregoing items.
10. On August 11, 2022, the City Council adopted the City's 2021-2029 General
Plan Housing Element ("2021-2029 Housing Element" or "6t" Cycle Housing
Element"), which was subsequently found by the California Department of
Housing and Community Development (HCD) to be in full compliance with
State Housing Element Law (Article 10.6 of the Gov. Code) on October 5,
2022. The 2021-2029 Housing Element identifies sites to accommodate the
City's Regional Housing Needs Allocation (RHNA) of 2,516 residential units,
including through rezoning of underutilized sites in the Town Center Mixed -
Use, Neighborhood Mixed -Use, Transit Oriented Mixed -Use focus areas to
allow residential development at a minimum density of 20 dwelling units per
acre and a maximum density of at least 30 dwelling units per acre;
11. In conjunction with adoption of the 2021-2029 Housing Element, the City,
as lead agency, evaluated the potential environmental impacts of the
Housing Element in an addendum to the EIR, and the City Council adopted
the addendum on August 11, 2022.
12. In July 2022, the City initiated preparation of the Town Center Specific Plan
("TCSP") to implement the vision, goals and policies set forth in the General
Plan, as well as the recommended land use strategies published ULI-LA
TAP Report. A fiscal impact analysis was prepared among the various
technical reports and studies prepared following the kick-off of the TCSP,
which recommended a residential buildout of 2,055 dwellings units in the
Town Center.
3
Page 109 of 122
13. On January 27, 2025, the City Council adopted Resolution No. 2025-04
approving an amendment to the Land Use Element of the General Plan to
establish a minimum residential density of 20 dwelling units per acre and a
maximum residential density of 30 dwelling units per acre on sites within the
Town Center Mixed -Use and Neighborhood Mixed -Use Land Use
Designations, as required under Program H-8 of the 2021-2029 Housing
Element.
14. On February 4, 2025, the City Council adopted Ordinance No. 01 (2025),
establishing the housing element site (H) overlay district to provide
development and land use regulations for the development of multifamily
dwellings on specified sites identified in the City of Diamond Bar 2021-2029
Housing Element to accommodate the City's RHNA requirements. The
Zoning Map was concurrently amended to apply the H overlay district
designation to those parcels with a General Plan land use designation of
Town Center Mixed -Use, Neighborhood Mixed -Use, and Transit -Oriented
Mixed -Use. The H overlay district establishes a maximum residential
density of 30 dwelling units per acre. Because the H overlay district
implements the densities established in the General Plan Land Use Element
and required by the 2021-2029 Housing Element for the Town Center
Mixed -Use, Neighborhood Mixed -Use, Transit Oriented Mixed -Use focus
areas, the City Council determined that the rezoning of the specified sites
would not result in any new significant impacts or a substantial increase in
the severity of previously identified significant impacts; therefore, no further
environmental analysis was required. (Public Resources Code § 21166;
CEQA Guidelines §§ 15168, 15162.)
15. Public engagement played a significant role in developing the vision,
guiding principles and regulatory framework for the TCSP. More than 600
individuals subscribed to the dedicated TCSP website
(www.downtown4db.com). Between July 2022 and June 2023, the City
hosted two well -attended community workshops, a weeklong design
charrette, interviews with most of the property owners within the TCSP
Planning Area, and two joint City Council/Planning Commission study
sessions.
16. Because the TCSP contemplates a buildout of more than 2,000 dwelling
units in the Town Center, or approximately 700 more dwelling units than
what the base density of 30 dwelling units per acre, the City determined that
the appropriate environmental document for the TCSP would be a
Supplemental Environmental Impact Report ("SIR") to the certified General
Plan and CAP Program EIR ("Certified EIR"), as addended on August 11,
2022 with adoption of the 2021-2029 Housing Element Update.
4
Page 110 of 122
17. On January 21, 2026, notification of the City Council public hearing for the
TCSP was published in the San Gabriel Valley Tribune. Notices were
mailed to property owners within a 1000-foot radius of the TCSP Planning
Area, inclusive of the Planning Area, and notices were posted at the City's
designated community posting sites.
18. The TCSP will establish a regulatory framework to guide the transformation
of the Town Center from the existing suburban -style retail shopping centers
into a pedestrian -oriented downtown, providing housing opportunities, retail,
restaurants, and entertainment uses within the City of Diamond Bar.
Implementation of the TCSP is anticipated to result in the development of
up to 2,055 housing units (an increase of 705 units); 200 hotel rooms (an
increase of 103 rooms); 40,000 square feet of public open space (an
increase of 40,000 square feet); and 446,000 square feet of commercial
space (a net decrease of 64,000 square feet), including retail, dining, and
entertainment uses, as compared to development anticipated for the area
under the General Plan, as amended by the 2021-2029 Housing Element.
This proposed increase in density is consistent with the major conclusions
TAP report, which found that higher residential densities are appropriate for
achieving a viable, mixed -use Town Center. Supporting infrastructure and
development standards will be implemented through the TCSP and
associated entitlements.
19. Approval of the TCSP requires City Council adoption of concurrent
legislative actions, including a General Plan amendment, as well as
ordinances to amend the Official Zoning Map, Title 22 of the Diamond Bar
City Code ("Development Code") and to establish the TCSP as the
regulatory document governing the Town Center. These actions would
revise the General Plan criteria and the zoning designation applicable to the
Planning Area as necessary to ensure consistency with, and implementation
of, the TCSP's framework, including maximum residential density and
permitted uses.
20. Upon approval of the concurrent General Plan Amendment, the TCSP will
be consistent with the General Plan, as required by Government Code
Section 65454. The TCSP implements the General Plan's goals, policies,
and land use framework applicable to the Town Center Mixed -Use Focus
Area land use designation, and provides regulatory standards and
development guidance that further the General Plan's vision for orderly,
compatible, and well -planned development. The TCSP is also consistent
with the General Plan Housing Element, specifically Programs H-8 and H-
9.
21. The TCSP also complies with Government Code Section 65451 by including
a statement of land uses, circulation and infrastructure provisions,
development standards, and implementation measures within its chapters.
5
Page 111 of 122
22. The proposed General Plan Amendment would amend the Land Use and
Economic Development Element to ensure consistency between it and the
TCSP by specifying that the Town Center Mixed Use Land Use designation
is implemented by the TCSP and project density may be increased over the
maximum base residential density of 30.0 dwelling units per acre in certain
circumstances only through application of either the State Density Bonus
Law or the TCSP Inclusionary Incentive Program Standards described in
the TCSP, or through density transfers as permitted in the TCSP. The
proposed Amendment is internally consistent with other General Plan
elements and other adopted goals and policies of the City, including the
Housing Element, which expressly contemplates the implementation of a
specific plan for mixed -use development in the Town Center focus area and
encourages incentives like those included in the TCSP to encourage and
facilitate redevelopment in the Town Center.
23. The proposed Development Code Amendment would establish a new Town
Center Specific Plan zoning district that implements the TCSP and would
incorporate the TCSP into the Development Code by reference. These
provisions are proposed to be set forth in a new chapter 11.22 of the
Development Code entitled "Mixed Use Zoning Districts." The proposed
Zoning Map Amendment would rezone all properties within the Town Center
Mixed Use General Plan land use designation to the new Town Center
Specific Plan (TCSP) District. These Amendments are likewise internally
consistent with the General Plan, the TCSP, and other adopted goals and
policies of the City.
24. The TCSP, proposed General Plan Amendment, proposed Development
Code Amendment, and proposed Zoning Map Amendment are collectively
referred to herein as the "Project."
25. On January 21, 2026, notification of the Planning Commission public
hearing for the Project, including all related legislative actions, was
published in the San Gabriel Valley Tribune. Public hearing notices were
mailed to property owners within a 1000-foot radius of the TCSP Planning
Area, inclusive of the Planning Area, and notices were posted at the City's
designated community posting sites.
26. On February 10, 2026, the Planning Commission of the City of Diamond
Bar conducted a duly noticed public hearing regarding the Project, solicited
testimony from all interested individuals, and concluded said hearing on that
date.
27. Concurrently with adoption of this Resolution, the Planning Commission
adopted a Resolution recommending that the City Council certify the Final
SIR for the Project to be complete and adequate; find that the Final SIR
reflects the independent judgment of the City Council; adopt the Statement
1.1
Page 112 of 122
of Overriding Considerations; and adopt the Mitigation Monitoring and
Reporting Program.
28. All legal prerequisites to the adoption of this resolution have occurred.
29. The documents and materials constituting the administrative record of the
proceedings upon which the City's decision is based are located at the City
of Diamond Bar, Community Development Department, Planning Division,
21810 Copley Drive, Diamond Bar, CA 91765.
B. RESOLUTION
NOW, THEREFORE, it is hereby found, determined and resolved by the Planning
Commission of the City of Diamond Bar, as follows:
1. That all of the facts set forth in the Recitals, Part A, of this Resolution are
true and correct.
2. Based on the findings and conclusions set forth above, the Planning
Commission hereby recommends that the City Council (A) adopt the Town
Center Specific Plan in substantially the same form as attached hereto as
Exhibit "A" and incorporated herein by reference; (B) adopt amendments to
the General Plan 2040 Land Use and Economic Development Element
attached hereto as Exhibit "A" and incorporated herein by reference; and
(C) adopt a text amendment to Title 22 (Development Code) of the Diamond
Bar City Code to add new Chapter 22.11 entitled "Mixed -Use Zoning
Districts," to read in its entirety as set forth in Exhibit "C" attached hereto
and incorporated herein by reference; and (D) adopt an amendment to the
Official Zoning Map of the City of Diamond Bar to rezone the all properties
within the Town Center Mixed Use General Plan Land Use designation to
the Town Center Specific Plan (TCSP) District and to denote the Town
Center Specific Plan (TCSP) District for the applicable properties as shown
in Exhibit "D" attached hereto and incorporated herein by reference.
0
The Planning Commission Secretary shall:
(a) Certify as to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution to the City
Council of the City of Diamond Bar.
PASSED, APPROVED AND ADOPTED THIS loth DAY OF FEBRUARY, 2026, BY THE
PLANNING COMMISSION OF THE CITY OF DIAMOND BAR.
7
Page 113 of 122
Ruben Torres, Acting Chairperson
I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing
Resolution was duly introduced, passed, and adopted, at a special meeting of the
Planning Commission held on the 10t" day of February 2026, by the following vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
ATTEST:
Greg Gubman, Secretary
E:3
Page 114 of 122
EXHIBIT "A"
Diamond Bar Town Center Specific Plan
Public Hearing Draft
Provided under separate cover due to document size. The
full document has been provided to the City Council.
Also available at www.downtown4db.com
Page 115 of 122
Exhibit "B"
AMENDMENTS TO THE GENERAL PLAN 2040 LAND
USE AND ECONOMIC DEVELOPMENT ELEMENT
Revisions to the following passages of the General Plan 2040 Land Use and Economic
Development Element are highlighted with strikethreu h text to show deletions, and
double underline text to show additions.
The description of the Town Center Mixed Use on Page 2-12 of the section entitled
Land Use Classifications is revised as follows:
Town Center Mixed Use
Allows and encourages a mix of uses with an emphasis on community -
serving and destination retail, dining, and entertainment uses. Offices and
professional services, and residential uses are also permitted. The Town Center
Mixed Use Land Use designation is implemented by the Town Center Specific Plan
Maximum FAR for non-residential uses is 1.5 and a residential density
of 20.0 to 30.0 dwelling units per acre (20.0 - 30.0 du/ac) is permitted. Pry
density be increased over the maximum base residential density of 30.0
dwelling units per acre in certain circumstances only through application of either
the State Density Bonus Law or the TCSP Inclusionary Incentive Program Standards
described in the TCSP, or through density transfers as permitted in the TCSP.
2. Page 2-16, Table 2-2 is revised as follows
Table 2-2: Land Use Density/Intensity Standards Summary Table
Land Use Density (du/ac) Intensity (FAR) Acreage % of
Planning
Area
CITY OF DIAMOND BAR
Mixed Use
Town Center Mixed Use Min. 20.0/Max 30.0 Up to 1.5 45 <1
Neighborhood Mixed Use
Min. 20.0/Max 30.0
Up to 1.25
38
<1
Transit -Oriented Mixed Use
Min. 20.0/Max 30.0
Up to 1.5
33
<1
Note: In the Town Center Mixed Use land use desianation. proiect densitv may be
increased over the maximum base residential density of 30.0 dwelling units per acre in
certain circumstances onlythrough hrouah application of ether the State Density Bonus Law or the
TCSP Inclusionary Incentive Proaram Standards described in the TCSP. or throuah densitv
transfers as permitted in the TCSP.
Page 116 of 122
Exhibit "C"
Proposed Development Code Text Amendment
Add New Chapter 22.11 to the City of Diamond Bar City Code to Read in its
entirety as follows:
"CHAPTER 22.11 — MIXED -USE ZONING DISTRICTS
Sec. 22.11.010. — Purpose of chapter.
This chapter provides regulations for development and new land uses in the mixed -
use zoning districts established by section 22.11.020.
Sec. 22.11.020. — Purpose of mixed -use zoning districts.
The purposes of the individual mixed -use zoning districts and the manner in which
they are applied are as follows:
(1) TCSP (town center specific plan) district. The TCSP district implements the
"Town Center Specific Plan" and is consistent with the town center mixed use
land use category of the general plan.
Sec. 22.11.030. — Mixed -use zoning district land uses, permit requirements, and
development standards.
(1) TCSP (town center specific plan) district. All development within the town
center specific plan district shall be subject to the Town Center Specific Plan,
as it may be amended from time to time. The Town Center Specific Plan is
on file with the City Clerk and is incorporated herein by reference.
Sec. 22.11.040. — Special provisions applicable to lower -income sites within
mixed -use zoning districts.
(1) TCSP (town center specific plan) district. In accordance with subdivision (h)
of Government Code Section 65583.2, the following additional regulations
shall apply to each site within the town center specific plan district identified in
Table B-3 of Appendix B to the City of Diamond Bar 2021-2029 General Plan
Housing Element to accommodate the City's low- or very low-income housing
needs: (a) at least sixteen (16) dwelling units may be developed on the site;
(b) 100% of the uses on the site may be residential; (c) residential uses shall
occupy at least 50 percent of the total gross floor area of any new
development on the site; (c) for developments in which 20 percent or more of
the units are affordable to lower income households, multifamily dwellings
shall be considered a use by right and shall be reviewed ministerially
(2) pursuant to section 22.18.040(f)."
ra
Page 117 of 122
Exhibit "D"
Proposed Zoning Map Amendment
Adopted July 25, 1995, As Amended
Last Amended: 12026 City Council Ordinance No. XX (2026)
Olty Boundary = REC_ Recreafon
Zoning
RH'. High Density Residential
AG. Agricultural
® RH-30. High Density Residential-30 unit/acre
CL Nelgnnornood Commercial
RC Low Density Residential
- C2'. Community Commercial
RLM_ Low Medium Density Residential
- c-3 Regional Commercial
- RM'. Medium Density Residential
- C3-PD. Regional Commercial Planned Development
- RMH. Medium High Density Residential
- C3-P DM otel. Regional Co in m erci al,H otel
RR Rural Residential
- DO Commercial Office
SP'. Specific Plan Overlay
- I'. Light industry
_ SUB-PA1'. PlanningArea 1
- 4H. Light Industry Housing Element Site Overlay
SUB-PA2. PlanningArea l
Oe. Office, Business Paw
- SUB-PA3. PlanningArea 3
OP'. Office, Pmfessional
- SUB-PA4'. PlanningArea 4
OP-H_ Office, Professional -Housing Element Sim Overlay
- TCSP. Town Center Specific Plan
- OS'. Open Space/Conservation
Zoning Map
lIF
DIAMOND BAR
CALIFORNIA
0 0.5 1
I 6 �
Miles
N
14]
Page 118 of 122
Page 119 of 122
Agenda Item #: 8.1
Meeting Date: February 10, 2026
PLANNING COMMISSION AGENDA
REPORT
TO: Chair and Members of the Planning Commission
FROM: Greg Gubman, Community Development Director
SUBJECT: Project Status Report
RECOMMENDATION:
Staff recommends the Planning Commission receive and file the Project Status Report dated February 10, 2026.
BACKGROUND/DISCUSSION:
The Project Status Report has been prepared and is being presented for receipt and filing.
PREPARED BY:
Arlene Laviera, Administrative Coordinator, Community Development
ATTACHMENTS:
02-10-26 project
Page 120 of 122
Project Status Report
February 10, 2026
CITY OF DIAMOND BAR
COMMUNITY DEVELOPMENT DEPARTMENT
PROPERTY LOCATION
PLANNING COMMISSION REVIEW
File #
AP
Applicant
PC
CC
PC
CC
PC
CC
02/10/26
02/17/26
02/24/26
03/03/26
03/10/26
03/17/26
Diamond Bar Boulevard, between
TOWN CENTER
GG
City of Diamond Bar
Golden Springs Drive and the 60
SPECIFIC PLAN
PH
PL2022-44
Annual General Plan Status Report for
2025
N/A
GL
City of Diamond Bar
D
Citywide Objective Design Standards
DCA PL2024-51
MN/GL
City of Diamond Bar
PH
ADMINISTRATIVE REVIEW
Property Location File # AP Applicant
PENDING ITEMS
Property Location
File #
AP
Applicant
Status
2720 Broken Feather
DR PL2025-34
MN
Yao Pan
First incomplete letter sent 5/27/25 — waiting for additional information
(New Single -Family Residence)
1741 Derringer Lane
DR PL2025-62
MN
Ralph Poon
First incomplete letter sent 9/11/25 — waiting for additional information
(New Single -Family Residence)
2001 Derringer Lane
TPM 83036
MN
Gurbachan S. Juneja
Fifth incomplete letter sent 7/30/24 - waiting for additional information
(2-lot subdivision)
PL2021-46
Gentle Springs Ln. and
SB 330, DR & TTM
GL
Tranquil Garden LLC
Incompleteness letter sent 11/03/2025 — waiting for additional
S. Prospectors Rd.
PL2025-77
information
(36-unit for sale development with
Affordable Units
2583 Indian Creek
DR PL2025-67
MN
Mike Lou
Second incomplete letter sent 1/20/26 — waiting for additional information
New sin le-familyresidence
2595 Indian Creek
DR PL2025-66
RL
Mike Lou
Second incomplete letter sent 1/16/26 — waiting for additional information
New sin le-familyresidence
1400 Montefino Ave (49-unit for -sale
GPA, ZC, TTM, DR, &
MN
Sarah Klaustermeier
Under review
development)
CUP PL2025-29
23007 Ridge Line
DR PL2025-27
MN
Terry Chang
Second incomplete letter sent 1/7/26 — waiting for additional information
New single-family residence)
LEGEND PH = PUBLIC HEARING
AP = ASSIGNED PLANNER
PC = PLANNING COMMISSION
CC = CITY COUNCIL
D = DISCUSSION ITEM
Page 121 of 122
Project Status Report CITY OF DIAMOND BAR Page 2
February 10, 2026
PENDING ITEMS (continued)
Property Location File # AP A licant Status
23901 Ridge Line 2-lot Subdivision
TPM PL2022-119
DT/MN
Pete Volbeda
Third incomplete letter sent 8/20/25 — waiting for additional information
22104 Rim Fire Lane
DR PL2025-55
RL
Pete Volbeda
Under review
New Single -Family Residence
2867 Shadow Canyon
DR PL2025-47
RL
Alan Gao
Second incomplete letter sent 11/17/25 — waiting for additional
(Addition and remodel to single-family
information
residence
S139 & Reasonable Accommodations
DCA PL2019-43
MN
City of Diamond Bar
Under Review
Ordinance
Page 122 of 122